119 Chestnut Hill Dr · North Codorus, PA 17408

$119,900

3 bd · 2.0 ba · 1,296 sqft · SingleFamily · 143 Days on market

Built 2024 Good condition Est $232k · 48% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into style and comfort in this beautiful 3-bedroom, 2-bath new home in the sought-after 55+ Countryside Mobile Home Park. Boasting a bright and open-concept layout, this home is filled with natural light and modern touches throughout. The spacious living and dining areas flow seamlessly into the updated kitchen—perfect for hosting or everyday living. This move in ready offer peace of mind experience. Located in a quiet, well-kept community with easy access to local amenities, this home is the perfect blend of convenience and carefree living. Lot rent of $525 includes Trash removal, Sewer fees , Cold Water, Snow removal * The managment co. is responsible for mowing the embankment

Key facts

• Built 2024
• Listed 143 days

Property features AI

Finance

• Financial info: Annual ground rent listed as an income/expense item
• HOA & community: Ground rent exists ($525 monthly); Property located in Countryside Park with a property manager present

Exterior

• Parking: Driveway
• Utilities: Community water; Community septic tank; Electric heating for hot water; Natural gas heating; Electric cooling
• Home design: Manufactured double-wide home; Single-level living (main-level bedrooms and baths); Located in a 55+ senior community
• Construction: Vinyl siding; Asphalt shingle roof; Construction completed; Energy-efficient windows; Manufactured home model TD1020P1 by Commodore; Dimensions approximately 27 ft by 48 ft
• Exterior features: Shed; Not in a federal flood zone; Community septic and community water

Interior

• Kitchen: Dishwasher; Stove; Refrigerator; Kitchen island
• Bedrooms: 3 bedrooms on the main level (includes an entry-level bedroom and master bedroom)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms on the main level (including master bath)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Open floor plan; Combination kitchen/dining area; Kitchen island; Family room off kitchen; Walk-in closet(s); Master bathroom; Tub with shower; Walk-in shower
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Spring Grove Area Intrmd Sch (math 44% / reading 65%, grade B-, #76 of 512 statewide, top 16%, 651 students, 38% FRL); Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Market conditions: 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $829 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 $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

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 $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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. 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.
5. 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.
6. 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: 1.47% ✓
• Cap rate: 11.98%
• Cash-on-cash: 20.32%
• DSCR: 1.90
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $231,984
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Country Ridge Dr	0.18mi	3/2.0	1,352 (+4%)	2mo	$145,000	$107	82
135 Rustique Dr	0.05mi	3/2.0	1,110 (-14%)	17mo	$88,000	$79	59
1483 Linton Ter	0.74mi	3/1.0	1,333 (+3%)	2mo	$260,000	$195	56
1451 Seven Valleys Rd	0.68mi	3/1.0	1,302 (+0%)	14mo	$249,900	$192	52
1437 Seven Valleys Rd	0.67mi	2/2.0 (-1)	1,397 (+8%)	11mo	$249,500	$179	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $16,800
• Equity at exit: $17,877

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $61,353
• Equity at exit: $10,367

Cash invested: $33,572 (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 17408

• Home prices YoY: -26.6%
• Active inventory: 146
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,768 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $568

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 63%

Sensitivity live

Price	-10% $651	-5% $610	+0% $568	+5% $527	+10% $486
Rent	-10% $429	-5% $499	+0% $568	+5% $638	+10% $708
Rate	-1.0pp $629	-0.5pp $599	base $568	+0.5pp $537	+1.0pp $506

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3906 Tunnel Hill Rd York, PA	2.0	1.0	1100	$1,595	$1.45	15d	15	0.64mi
3533 Messersmith Rd Seven Valleys, PA	1.0–2.0	1.0	725	$1,295	$1.79	15d	1	0.67mi

Listing history 7 events

1. 2026-06-18
   days on market $119,900 Active 143 DOM
2. 2026-06-17
   days on market $119,900 Active 142 DOM
3. 2026-06-16
   days on market $119,900 Active 141 DOM
4. 2026-06-15
   days on market $119,900 Active 140 DOM
5. 2026-06-14
   days on market $119,900 Active 138 DOM
6. 2026-06-13
   remarks 693-char remark
7. 2026-06-13
   listed $119,900 Active 137 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 12% 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: $21,220
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$3,488
• Taxable income: $5,223
• Est. tax owed @ 24.0%: −$1,253
• After-tax cash flow: $5,567/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home in a sought-after community offers a bright and open-concept layout with updated kitchens and baths. The exterior is in good condition, and the property is well-maintained with a good curb appeal.

Value-add opportunities

• Both Painting exterior — Fresh paint can enhance curb appeal and value
• Both Landscaping — Well-maintained landscaping can improve curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — North Codorus

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 25,431
• Household income: $94,565
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 435.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Two or more races 6% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 6% Other Indo-European 2% Vietnamese 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: ▼ -86.74%
• Current HPI: 239.5179
• Rent YoY: —
• 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

1 event — show timeline

• 2026-01-26 Listed $119,900 BRIGHT MLS