156 Linda Dr · Mount Pleasant, PA 17350

$70,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 3 Days on market

Built 1994 $46/sqft · 15% below area Est $82k · 15% under $745/mo HOA · 35% of rent ↓ 50% 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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

156 Linda Dr, New Oxford Commons Welcome home to this charming 3-bedroom, 2-bath residence perfectly situated on a peaceful cul-de-sac in the desirable New Oxford Commons community. This well-maintained home offers comfortable single-level living with a spacious ramp-accessible porch — ideal for relaxing, entertaining, or simply enjoying the quiet neighborhood setting. Move-in ready with fantastic inclusions: Washer & Dryer Full kitchen package: Stove & Refrigerator Water, sewer, and trash are included in your lot rent Whether you’re looking for easy living, accessibility, or just a peaceful place to call home, 156 Linda Dr checks all the boxes. This is a rare opport

Key facts

• 2 parking spots
• Built 1994
• Listed 3 days

Property features AI

Finance

• Other: Property manager present; Located in RHP Properties park; Above-grade and below-grade finished/unfinished areas recorded by assessor
• HOA & community: Monthly HOA fee of $745.20; HOA covers road maintenance, sewer, trash and water

Exterior

• Parking: Asphalt driveway with space for 2 vehicles (driveway provides 2 spaces); Total of 2 garage/parking spaces
• Utilities: 200+ amp electrical service; Electric cooling and hot water; Central heating fuel: central; Private/community water
• Home design: Manufactured double-wide home; Single-story entry (main living and bedrooms on main level); Fee simple ownership
• Construction: Vinyl siding exterior; Structure classified as manufactured
• Exterior features: Private/community water; Not in a federal flood zone; Below-grade area of 128 sq ft (unfinished); Above-grade finished area of 1,512 sq ft

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% efficiency forced air heating; Central air conditioning (electric); Electric hot water
• Interior features: Ramp to main level; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 14.2% vs local median 2.0% 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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Watch-outs: HOA is 35% 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 $70,000

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: 3.07% ✓
• Cap rate: 14.24%
• Cash-on-cash: 28.37%
• DSCR: 2.26
• GRM: 2.7

CMA / ARV

• ARV (median comp): $81,932
• List price: $70,000
• Delta: -14.56%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.1%
• Equity multiple: 1.95×
• Total profit: $18,664
• Equity at exit: $10,437

10-year hold

• IRR: 31.3%
• Equity multiple: 3.87×
• Total profit: $56,260
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.7×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$29
• HOA: −$745
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $463

Break-even live

Break-even rent $1,562

Max offer price $70,000

Occupancy floor 73%

Sensitivity live

Price	-10% $503	-5% $483	+0% $463	+5% $444	+10% $424
Rent	-10% $294	-5% $378	+0% $463	+5% $548	+10% $633
Rate	-1.0pp $499	-0.5pp $481	base $463	+0.5pp $445	+1.0pp $427

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 6 events

1. 2026-05-08
   historical $70,000 853-char remark
2. 2026-04-23
   historical
3. 2026-03-22
   price $89,900
4. 2026-02-18
   price $99,900
5. 2026-01-21
   price $124,900
6. 2026-01-15
   listed $140,000 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: $1,117 · $93/mo
• Projected year-2 tax: $1,117 · $93/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 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: $25,788
• − Mortgage interest: −$3,921
• − Property taxes: −$1,117
• − Insurance: −$350
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$8,940
• − Depreciation: −$2,036
• Taxable income: $5,298
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $4,289/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

-50.0% since first listed

8 events — show timeline

• 2026-05-27 Pending — BRIGHT MLS
• 2026-05-25 Listed $70,000 BRIGHT MLS
• 2026-05-08 Coming Soon $70,000 BRIGHT MLS
• 2026-04-23 Listing Removed — BRIGHT MLS
• 2026-03-22 Price Changed $89,900 BRIGHT MLS
• 2026-02-18 Price Changed $99,900 BRIGHT MLS
• 2026-01-21 Price Changed $124,900 BRIGHT MLS
• 2026-01-15 Listed $140,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $1,117 · +1.9% YoY. Source: county tax records.