80 Cheyenne Dr · East Prospect, PA 17366

$89,900

3 bd · 2.0 ba · 1,008 sqft · Manufactured · 27 Days on market

Built 2022 Good condition ↓ 31% since listing

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.7/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to Shalako MHP and this brand new home! This 24x44 2022 PineGrove has 3 bedrooms and 2 bathrooms and is ready for its first homeowner. As soon as you walk into this home, you will notice how open and spacious it really feels. There is a beautiful kitchen that will include all stainless steel appliances, such as a built-in, microwave, stove, dishwasher and refrigerator. You also will find having the 3rd bedroom is a bonus that can be set up for an office or a spare room. There is also laundry hook up on the main floor. When you go outside, you will notice the nice deck on the rear of the property. All applications must be park approved and adhere to the pet policy. Current lot rent is $475 a month which includes sewer and trash.

Key facts

• Laundry hook up
• 2 parking spots
• Built 2022

Tags

• STAINLESS STEEL APPLIANCES
• LAUNDRY HOOK UP

Property features AI

Finance

• Other: Ground rent payment: $530 monthly; Rented lot; Lease not considered
• Financial info: Ground rent exists and is paid monthly
• HOA & community: HOA responsible for road maintenance; Association fees include trash, sewer, and snow removal; Pets allowed with breed and size/weight restrictions

Exterior

• Parking: Two assigned off-street parking spaces; Driveway parking
• Utilities: Community water; Public sewer; Electric available; Propane available; Cable TV available; Sewer and water available
• Home design: Manufactured double-wide home (PineGrove); Construction completed; Faces unspecified
• Construction: Vinyl siding; Shingle roof; Above-grade structure
• Exterior features: Exterior lighting; Deck(s); Sloping, rented lot

Interior

• Kitchen: Built-in microwave; Dishwasher; Stove; Refrigerator; Stainless steel appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan; Combination kitchen and dining area; Recessed lighting; Ceiling fans; Stall shower; Paneled walls; Not furnished
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#451 in PA, #4,130 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 51 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $116 of equity ($622 loan paydown + $-506 appreciation (-0.6% local appreciation)).
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
3. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.71% ✓
• Cap rate: 13.78%
• Cash-on-cash: 26.74%
• DSCR: 2.19
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 2.22×
• Total profit: $30,785
• Equity at exit: $23,600

10-year hold

• IRR: 30.5%
• Equity multiple: 4.26×
• Total profit: $82,185
• Equity at exit: $26,440

Cash invested: $25,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17366

• Home prices YoY: -0.2%
• Active inventory: 51
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$143 /mo · $1,722/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $561

Break-even live

Break-even rent $826

Max offer price $89,900

Occupancy floor 58%

Sensitivity live

Price	-10% $612	-5% $586	+0% $561	+5% $535	+10% $510
Rent	-10% $440	-5% $500	+0% $561	+5% $622	+10% $682
Rate	-1.0pp $606	-0.5pp $584	base $561	+0.5pp $538	+1.0pp $514

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $89,900 Active 27 DOM
2. 2026-06-18
   days on market $89,900 Active 24 DOM
3. 2026-06-17
   days on market $89,900 Active 23 DOM
4. 2026-06-16
   days on market $89,900 Active 22 DOM
5. 2026-06-15
   days on market $89,900 Active 21 DOM
6. 2026-06-14
   days on market $89,900 Active 19 DOM
7. 2026-06-13
   days on market $89,900 Active 18 DOM
8. 2026-06-10
   days on market $89,900 Active 16 DOM
9. 2026-06-09
   days on market $89,900 Active 15 DOM
10. 2026-06-08
    days on market $89,900 Active 14 DOM
11. 2026-06-07
    days on market $89,900 Active 13 DOM
12. 2026-06-03
    days on market $89,900 Active 9 DOM
13. 2026-06-02
    days on market $89,900 Active 8 DOM
14. 2026-06-01
    days on market $89,900 Active 7 DOM
15. 2026-05-31
    days on market $89,900 Active 6 DOM
16. 2026-05-30
    days on market $89,900 Active 5 DOM
17. 2026-05-25
    listed $89,900 Active
18. 2024-01-05
    soldstatus $112,500 Closed 745-char remark

    Show marketing remark (745 chars)

    Welcome to Shalako MHP and this brand new home! This 24x44 2022 PineGrove has 3 bedrooms and 2 bathrooms and is ready for its first homeowner. As soon as you walk into this home, you will notice how open and spacious it really feels. There is a beautiful kitchen that will include all stainless steel appliances, such as a built-in, microwave, stove, dishwasher and refrigerator. You also will find having the 3rd bedroom is a bonus that can be set up for an office or a spare room. There is also laundry hook up on the main floor. When you go outside, you will notice the nice deck on the rear of the property. All applications must be park approved and adhere to the pet policy. Current lot rent is $475 a month which includes sewer and trash.

19. 2023-12-06
    status Pending 745-char remark

    Show marketing remark (745 chars)

    Welcome to Shalako MHP and this brand new home! This 24x44 2022 PineGrove has 3 bedrooms and 2 bathrooms and is ready for its first homeowner. As soon as you walk into this home, you will notice how open and spacious it really feels. There is a beautiful kitchen that will include all stainless steel appliances, such as a built-in, microwave, stove, dishwasher and refrigerator. You also will find having the 3rd bedroom is a bonus that can be set up for an office or a spare room. There is also laundry hook up on the main floor. When you go outside, you will notice the nice deck on the rear of the property. All applications must be park approved and adhere to the pet policy. Current lot rent is $475 a month which includes sewer and trash.

20. 2023-11-14
    listed $114,900 Active 745-char remark

    Show marketing remark (745 chars)

    Welcome to Shalako MHP and this brand new home! This 24x44 2022 PineGrove has 3 bedrooms and 2 bathrooms and is ready for its first homeowner. As soon as you walk into this home, you will notice how open and spacious it really feels. There is a beautiful kitchen that will include all stainless steel appliances, such as a built-in, microwave, stove, dishwasher and refrigerator. You also will find having the 3rd bedroom is a bonus that can be set up for an office or a spare room. There is also laundry hook up on the main floor. When you go outside, you will notice the nice deck on the rear of the property. All applications must be park approved and adhere to the pet policy. Current lot rent is $475 a month which includes sewer and trash.

21. 2023-05-22
    status Active
22. 2023-05-22
    historical
23. 2023-05-14
    status Pending
24. 2023-05-01
    price $119,900
25. 2023-03-29
    price $124,900
26. 2023-02-22
    listed $129,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,722 · $143/mo
• Projected year-2 tax: $1,722 · $143/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,431
• − Mortgage interest: −$5,036
• − Property taxes: −$1,722
• − Insurance: −$450
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$2,615
• Taxable income: $5,659
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $5,373/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2023 PineGrove mobile home is in good condition with minimal repairs needed. It offers a spacious and open floor plan, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value.
• Both Clean and maintain HVAC filters — Improves air quality and can lead to lower utility costs, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean and maintain HVAC filters — Improves air quality and can lead to lower utility costs, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — East Prospect

• Score: 75/100
• State rank: #451
• US rank: #4130

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 443
• Population (ZIP): 6,350

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 274.8409
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

-30.8% since first listed

10 events — show timeline

• 2026-05-25 Listed $89,900 BRIGHT MLS
• 2024-01-05 Sold (MLS) $112,500 BRIGHT MLS
• 2023-12-06 Pending — BRIGHT MLS
• 2023-11-14 Listed $114,900 BRIGHT MLS
• 2023-05-22 Relisted — BRIGHT MLS
• 2023-05-22 Listing Removed — BRIGHT MLS
• 2023-05-14 Pending — BRIGHT MLS
• 2023-05-01 Price Changed $119,900 BRIGHT MLS
• 2023-03-29 Price Changed $124,900 BRIGHT MLS
• 2023-02-22 Listed $129,900 BRIGHT MLS