85 Raptor Dr · Berwick, PA 17331

$114,900

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 432 Days on market

Built 2006

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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 +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A GREAT MANUFACTURED HOME WITH VAULTED CEILINGS AND CROWN MOLDING THROUGHOUT. MANY UPGRADES INCLUDING A STONE FIREPLACE IN THE LIVING ROOM, WONDERFUL OPEN KITCHEN WITH ALL APPLIANCES, DRY BAR & WINE RACK, A MASTER BATH WITH ENCLOSED 4' SHOWER, WHIRLPOOL TUB AND EVEN A FIREPLACE. ALL WINDOWS ARE THERMOPANE & TILT-IN. SHOW & SELL

Key facts

• Crown moulding
• Recessed lighting
• Cathedral ceiling

Tags

• PROPANE GAS FIREPLACE
• RECESSED LIGHTING
• CATHEDRAL CEILING
• CROWN MOULDING
• DOUBLE STAINLESS STEEL SINK
• STAINLESS EXHAUST FAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $806 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 5.4% in Berwick — 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 76/100 on livability (#412 in PA, #3,762 nationally) — 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.
• Zoned schools: New Oxford El Sch (math 52% / reading 62%, grade C+, #444 of 1,518 statewide, top 32%, 563 students, 52% FRL); New Oxford Ms (math 21% / reading 54%, grade F, #292 of 512 statewide, top 58%, 601 students, 45% FRL); New Oxford Shs (math 80% / reading 10%, grade D-, #192 of 437 statewide, top 44%, 1,249 students, 39% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 386 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k 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 + 4.7% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 432 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $115k implies a 77% gain — meaningful room to come down on a strong offer.

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 $101,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 432 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.78% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.08%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 2.13×
• Total profit: $36,281
• Equity at exit: $17,132

10-year hold

• IRR: 35.2%
• Equity multiple: 4.50×
• Total profit: $112,762
• Equity at exit: $9,934

Cash invested: $32,172 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 386
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,050 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$163 /mo · $1,952/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $806

Break-even live

Break-even rent $1,029

Max offer price $114,900

Occupancy floor 56%

Sensitivity live

Price	-10% $871	-5% $839	+0% $806	+5% $774	+10% $741
Rent	-10% $644	-5% $725	+0% $806	+5% $887	+10% $968
Rate	-1.0pp $864	-0.5pp $836	base $806	+0.5pp $777	+1.0pp $746

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
267 Summerfield DR Hanover, PA	3.0	4.0	2007	$2,395	$1.19	44d	1	1.38mi
267 Summerfield Dr Unit C New Oxford, PA	3.0	4.0	2007	$2,395	$1.19	22d	1	1.46mi

Listing history 9 events

1. 2026-04-25
   status Pending
2. 2026-03-06
   price $114,900
3. 2025-07-16
   price $119,900
4. 2025-02-17
   listed $129,900 Active
5. 2014-02-06
   soldstatus $65,000 347-char remark

   Show marketing remark (347 chars)

   A GREAT MANUFACTURED HOME WITH VAULTED CEILINGS AND CROWN MOLDING THROUGHOUT. MANY UPGRADES INCLUDING A STONE FIREPLACE IN THE LIVING ROOM, WONDERFUL OPEN KITCHEN WITH ALL APPLIANCES, DRY BAR & WINE RACK, A MASTER BATH WITH ENCLOSED 4' SHOWER, WHIRLPOOL TUB AND EVEN A FIREPLACE. ALL WINDOWS ARE THERMOPANE & TILT-IN. SHOW & SELL

6. 2014-01-02
   historical 347-char remark

   Show marketing remark (347 chars)

   A GREAT MANUFACTURED HOME WITH VAULTED CEILINGS AND CROWN MOLDING THROUGHOUT. MANY UPGRADES INCLUDING A STONE FIREPLACE IN THE LIVING ROOM, WONDERFUL OPEN KITCHEN WITH ALL APPLIANCES, DRY BAR & WINE RACK, A MASTER BATH WITH ENCLOSED 4' SHOWER, WHIRLPOOL TUB AND EVEN A FIREPLACE. ALL WINDOWS ARE THERMOPANE & TILT-IN. SHOW & SELL

7. 2013-04-09
   listed $69,900 347-char remark

   Show marketing remark (347 chars)

   A GREAT MANUFACTURED HOME WITH VAULTED CEILINGS AND CROWN MOLDING THROUGHOUT. MANY UPGRADES INCLUDING A STONE FIREPLACE IN THE LIVING ROOM, WONDERFUL OPEN KITCHEN WITH ALL APPLIANCES, DRY BAR & WINE RACK, A MASTER BATH WITH ENCLOSED 4' SHOWER, WHIRLPOOL TUB AND EVEN A FIREPLACE. ALL WINDOWS ARE THERMOPANE & TILT-IN. SHOW & SELL

8. 2013-03-07
   historical
9. 2012-09-06
   listed $84,900

ⓘ 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: $1,952 · $163/mo
• Projected year-2 tax: $1,952 · $163/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $24,598
• − Mortgage interest: −$6,436
• − Property taxes: −$1,952
• − Insurance: −$574
• − Repairs & maintenance: −$1,968
• − Management: −$1,968
• − Depreciation: −$3,343
• Taxable income: $8,358
• Est. tax owed @ 24.0%: −$2,006
• After-tax cash flow: $7,670/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 — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• Metro: York-Hanover, PA
• 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

+35.3% since first listed

9 events — show timeline

• 2026-04-25 Pending — BRIGHT MLS
• 2026-03-06 Price Changed $114,900 BRIGHT MLS
• 2025-07-16 Price Changed $119,900 BRIGHT MLS
• 2025-02-17 Listed $129,900 BRIGHT MLS
• 2014-02-06 Sold (MLS) $65,000 BRIGHT MLS
• 2014-01-02 Listing Removed — BRIGHT MLS
• 2013-04-09 Listed $69,900 BRIGHT MLS
• 2013-03-07 Listing Removed — BRIGHT MLS
• 2012-09-06 Listed $84,900 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2026): $1,952 · +1.9% YoY. Source: county tax records.