28 Cedar St · Manchester, PA 17345

$117,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 13 Days on market

Built 2008

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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
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful double wide in Dauberton. Open floor plan. Huge covered front carport and deck with ramp for entry . Oversized Black Bear Shed. Nice open kitchen with center island and all appliances included, leading to nice sized dining area. Large rear laundry/mud room. Additional closed rear room with HVAC. Updated laminate flooring throughout, as well as updated toilets and shower stalls in both baths. Move in ready.

Key facts

• 6 parking spots
• Built 2008
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $117k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Cap rate 13.3% vs local median 1.8% in Manchester — 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 78/100 on livability (#288 in PA, #2,532 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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.
• Current owner paid $88k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $117,000

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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.63% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.17%
• DSCR: 2.12
• GRM: 5.1

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $24,849
• Equity at exit: $17,445

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $78,153
• Equity at exit: $10,116

Cash invested: $32,760 (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 17345

• Home prices YoY: -16.8%
• Active inventory: 40
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $687

Break-even live

Break-even rent $1,043

Max offer price $117,000

Occupancy floor 59%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Emerson Dr Mount Wolf, PA	1.0–3.0	1.0–2.5	1196	$2,215	$1.85	13d	18	0.62mi
102 S Third St Manchester, PA	3.0	1.5	1280	$1,625	$1.27	13d	1	0.66mi
24 Malvern Dr Manchester, PA	3.0	2.0	1118	$1,895	$1.69	13d	1	0.81mi

Listing history 9 events

1. 2026-04-28
   status Pending
2. 2026-04-16
   listed $117,000 Active
3. 2021-07-15
   soldstatus $87,500 Closed 420-char remark

   Show marketing remark (420 chars)

   Beautiful double wide in Dauberton. Open floor plan. Huge covered front carport and deck with ramp for entry . Oversized Black Bear Shed. Nice open kitchen with center island and all appliances included, leading to nice sized dining area. Large rear laundry/mud room. Additional closed rear room with HVAC. Updated laminate flooring throughout, as well as updated toilets and shower stalls in both baths. Move in ready.

4. 2021-06-21
   status Pending 420-char remark

   Show marketing remark (420 chars)

   Beautiful double wide in Dauberton. Open floor plan. Huge covered front carport and deck with ramp for entry . Oversized Black Bear Shed. Nice open kitchen with center island and all appliances included, leading to nice sized dining area. Large rear laundry/mud room. Additional closed rear room with HVAC. Updated laminate flooring throughout, as well as updated toilets and shower stalls in both baths. Move in ready.

5. 2021-06-03
   historical Active Under Contract 420-char remark

   Show marketing remark (420 chars)

   Beautiful double wide in Dauberton. Open floor plan. Huge covered front carport and deck with ramp for entry . Oversized Black Bear Shed. Nice open kitchen with center island and all appliances included, leading to nice sized dining area. Large rear laundry/mud room. Additional closed rear room with HVAC. Updated laminate flooring throughout, as well as updated toilets and shower stalls in both baths. Move in ready.

6. 2021-06-01
   listed $79,900 Active 420-char remark

   Show marketing remark (420 chars)

   Beautiful double wide in Dauberton. Open floor plan. Huge covered front carport and deck with ramp for entry . Oversized Black Bear Shed. Nice open kitchen with center island and all appliances included, leading to nice sized dining area. Large rear laundry/mud room. Additional closed rear room with HVAC. Updated laminate flooring throughout, as well as updated toilets and shower stalls in both baths. Move in ready.

7. 2017-05-01
   soldstatus $55,000 273-char remark

   Show marketing remark (273 chars)

   MOTIVATED SELLER!!! Beautiful double wide in Dauberton Manor Mobile Home Park. 1 owner. Open Floor plan new Laminate flooring in kitchen, dining area, and living room Island in kitchen! 3 beds 2 full baths Covered deck in back Over sized Black Bear shed A must see.

8. 2017-03-11
   historical 273-char remark

   Show marketing remark (273 chars)

   MOTIVATED SELLER!!! Beautiful double wide in Dauberton Manor Mobile Home Park. 1 owner. Open Floor plan new Laminate flooring in kitchen, dining area, and living room Island in kitchen! 3 beds 2 full baths Covered deck in back Over sized Black Bear shed A must see.

9. 2016-09-21
   listed $59,900 273-char remark

   Show marketing remark (273 chars)

   MOTIVATED SELLER!!! Beautiful double wide in Dauberton Manor Mobile Home Park. 1 owner. Open Floor plan new Laminate flooring in kitchen, dining area, and living room Island in kitchen! 3 beds 2 full baths Covered deck in back Over sized Black Bear shed A must see.

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $1,937 · $161/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,951
• − Mortgage interest: −$6,554
• − Property taxes: −$1,937
• − Insurance: −$585
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,404
• Taxable income: $6,799
• Est. tax owed @ 24.0%: −$1,632
• After-tax cash flow: $6,615/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — Manchester

• Score: 78/100
• State rank: #288
• US rank: #2532

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, PA
• Population (ZIP): 8,106

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Black 4% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% 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: ▼ -52.05%
• Current HPI: 258.0184
• 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

+95.3% since first listed

9 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-16 Listed $117,000 BRIGHT MLS
• 2021-07-15 Sold (MLS) $87,500 BRIGHT MLS
• 2021-06-21 Pending — BRIGHT MLS
• 2021-06-03 Contingent — BRIGHT MLS
• 2021-06-01 Listed $79,900 BRIGHT MLS
• 2017-05-01 Sold (MLS) $55,000 BRIGHT MLS
• 2017-03-11 Listing Removed — BRIGHT MLS
• 2016-09-21 Listed $59,900 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2025): $1,937 · +1.5% YoY. Source: county tax records.