5 Chesapeake Dr · Paradise, PA 17301

$35,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 5 Days on market

Built 1998 $33/sqft · 85% below area

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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
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This charming home offers an affordable path to homeownership in a VERY small and quiet community, conveniently located in a desirable area within a great school district. Lot rent is only $480/ month and includes water and sewer, keeping additional expenses at a minimum. Step inside and you’ll immediately appreciate the efficient, functional layout. The living area flows seamlessly into the kitchen, where ample cabinet storage and a walk-in pantry/ laundry room provide plenty of opportunity for organization. The home features 3 well-proportioned bedrooms, each with great natural light and closet space. The primary bathroom boasts a garden tub, a separate shower, and two sinks! Every

Key facts

• Natural light
• Quiet community
• Built 1998

Tags

• QUIET COMMUNITY
• GREAT SCHOOL DISTRICT
• EFFICIENT FUNCTIONAL LAYOUT
• AMPLE CABINET STORAGE
• WALK-IN PANTRY LAUNDRY ROOM
• NATURAL LIGHT

Property features AI

Finance

• Financial info: Ground rent $480 per month (ownership interest: ground rent); Property manager present; Property condition reported as average to good; Annual ground rent listed under income/expense
• HOA & community: HOA/association fee billed monthly

Exterior

• Parking: On-street parking; Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water
• Home design: Manufactured home; Single wide
• Construction: Vinyl and aluminum siding; Building not winterized; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating; Propane (owned) heating fuel; Central air conditioning; Electric hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).

Location & tenants

• Location reads 66/100 on livability (#1,082 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: schools F, amenities F, commute F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($242 loan paydown + $2k appreciation (6.3% local appreciation)).
• At projected returns (6.3% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $35,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.99% ✓
• Cap rate: 35.21%
• Cash-on-cash: 103.27%
• DSCR: 5.60
• GRM: 2.1

CMA / ARV

• ARV (median comp): $235,217
• List price: $35,000
• Delta: -85.12%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

6.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.59×
• Total profit: $64,566
• Equity at exit: $22,762

10-year hold

• IRR: —
• Equity multiple: 16.08×
• Total profit: $147,747
• Equity at exit: $41,950

Cash invested: $9,800 (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 17301

• Home prices YoY: 2.3%
• Active inventory: 41
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$61 /mo · $726/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $843

Break-even live

Break-even rent $327

Max offer price $35,000

Occupancy floor 35%

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7322 Lincoln Hwy Thomasville, PA	3.0	1.0	1371	$1,395	$1.02	13d	1	0.82mi

Listing history 2 events

1. 2026-05-06
   status Pending 1298-char remark
2. 2026-05-02
   listed $35,000 Active 1298-char remark

ⓘ 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: $726 · $61/mo
• Projected year-2 tax: $726 · $61/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,740
• − Mortgage interest: −$1,961
• − Property taxes: −$726
• − Insurance: −$175
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$1,018
• Taxable income: $10,181
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $7,677/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: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — Paradise

• Score: 66/100
• State rank: #1082
• US rank: #12230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,122

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

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: ▲ 6.34%
• Current HPI: 282.2134
• 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

2 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-02 Listed $35,000 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $726 · +4.8% YoY. Source: county tax records.