53 Sherill Dr · Mount Pleasant, PA 17350

$78,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 20 Days on market

Built 1980 $745/mo HOA · 41% of rent

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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 +26.9/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

53 Sherill Drive, New Oxford, PA 17350 Welcome home to this charming 3-bedroom, 2-bathroom single-wide manufactured home on a premium corner lot in a friendly, well-maintained community! This beautifully maintained home boasts excellent curb appeal featuring light-colored siding, a covered front porch, and a spacious wooden deck — perfect for morning coffee or evening relaxation. The desirable corner lot provides significantly more outdoor space for entertaining, gardening, or enjoying the fresh air. Recent Updates: * New metal roof (2020) * Bathroom remodel with new drywall * New flooring throughout * New water heater (2025) Key Features: * 3 generously sized bedrooms * 2

Key facts

• 2 parking spots
• Built 1980
• Listed 20 days

Property features AI

Finance

• Other: Property manager present; Year built source: Assessor; Above-grade finished area source: Assessor; Ownership interest: Fee simple
• HOA & community: HOA fee of $745 monthly

Exterior

• Parking: Driveway parking; Driveway fits 2 vehicles; Total of 2 garage and parking spaces
• Utilities: Water: Private/Community; Hot water: Natural gas; Heating fuel: Oil; Cooling fuel: Other
• Home design: Manufactured property; Above-grade finished area reported as 924 (assessor); Fee simple ownership
• Construction: Vinyl siding; Other structures above and below grade
• Exterior features: Not in a federal flood zone; Private or community water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Window cooling units; Heating system: Other; Oil-fired heating; Hot water: Natural gas
• Interior features: No basement; Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.8% in Mount Pleasant — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#647 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 54 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.31% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,519
• Equity at exit: $11,630

10-year hold

• IRR: 11.8%
• Equity multiple: 1.95×
• Total profit: $20,774
• Equity at exit: $6,744

Cash invested: $21,840 (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 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,804 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$32
• HOA: −$745
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $215

Break-even live

Break-even rent $1,531

Max offer price $78,000

Occupancy floor 83%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $745 · $8,940/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $78,000 Active 20 DOM
2. 2026-06-17
   days on market $78,000 Active 19 DOM
3. 2026-06-16
   days on market $78,000 Active 18 DOM
4. 2026-06-15
   days on market $78,000 Active 17 DOM
5. 2026-06-14
   days on market $78,000 Active 15 DOM
6. 2026-06-13
   days on market $78,000 Active 14 DOM
7. 2026-06-10
   days on market $78,000 Active 12 DOM
8. 2026-06-09
   days on market $78,000 Active 11 DOM
9. 2026-06-08
   days on market $78,000 Active 10 DOM
10. 2026-06-07
    days on market $78,000 Active 9 DOM
11. 2026-06-02
    days on market $78,000 Active 4 DOM
12. 2026-06-01
    days on market $78,000 Active 3 DOM
13. 2026-05-31
    days on market $78,000 Active 2 DOM
14. 2026-05-30
    statusdays on market $78,000 Active 1 DOM
15. 2026-05-16
    historical $78,000

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $755 · $63/mo
• Expected delta: +$478/yr (+$40/mo · 172.5%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,646
• − Mortgage interest: −$4,369
• − Property taxes: −$277
• − Insurance: −$390
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − HOA: −$8,940
• − Depreciation: −$2,269
• Taxable income: $1,937
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $2,120/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.

Schools (NCES district)

• District: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,219

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.47%
• Current HPI: 293.6445
• 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

1 event — show timeline

• 2026-05-16 Coming Soon $78,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $277 · +1.9% YoY. Source: county tax records.