304 Brooklyn Dr · Yorklyn, PA 17406

$54,500

3 bd · 2.0 ba · 990 sqft · Manufactured public records · 69 Days on market

Built 2018 $55/sqft · 16% above area Est $47k · 16% over

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Why this score? — see what drove the C+ 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
• Schools +4.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

Key facts

• Built 2018
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $51k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#669 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; 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 $377 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $6k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,230 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% 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: 3.28% ✓
• Cap rate: 28.21%
• Cash-on-cash: 78.26%
• DSCR: 4.48
• GRM: 2.5

CMA / ARV

• ARV (median comp): $46,962
• List price: $54,500
• Delta: 16.05%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 78.4%
• Equity multiple: 4.58×
• Total profit: $54,608
• Equity at exit: $8,126

10-year hold

• IRR: 81.9%
• Equity multiple: 9.48×
• Total profit: $129,381
• Equity at exit: $4,712

Cash invested: $15,260 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,786 medium
• Mortgage (P&I): −$286
• Tax from tax record: −$107 /mo · $1,286/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $995

Break-even live

Break-even rent $526

Max offer price $54,500

Occupancy floor 39%

Sensitivity live

Price	-10% $1,026	-5% $1,011	+0% $995	+5% $980	+10% $964
Rent	-10% $854	-5% $925	+0% $995	+5% $1,066	+10% $1,136
Rate	-1.0pp $1,023	-0.5pp $1,009	base $995	+0.5pp $981	+1.0pp $967

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: $13,625
• Closing costs: $1,635
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-19
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

2. 2026-05-19
   price $54,500 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

3. 2026-05-14
   price $53,500 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

4. 2026-05-06
   status Active 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

5. 2026-04-30
   status Pending 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

6. 2026-04-21
   price $55,000 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

7. 2026-03-25
   price $57,000 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

8. 2026-03-04
   listed $60,000 Active 908-char remark

   Show marketing remark (908 chars)

   Thank you for taking the time to view 304 Brooklyn Drive, located in the Brookhaven Mobile Home Park. Community information and park details can be found in the attached documents. Built in 2018 (according to the tax records but 2019 according to the old owner) , this well-maintained home offers a bright and open floor plan that creates a comfortable and welcoming living space. As you enter, you are greeted by a spacious living room that flows seamlessly into the dining area and kitchen, which features an island for additional seating and workspace. The layout offers privacy with a split-bedroom design. On one side of the home is the primary bedroom, complete with a closet and private full bathroom. On the opposite side of the home, you will find two additional bedrooms, a full bathroom, and a convenient laundry area. This is a beautiful, move-in-ready home that has been priced for a quick sale.

9. 2020-02-27
   soldstatus $41,250 Closed 214-char remark

   Show marketing remark (214 chars)

   Like brand new mobile home in 2019.. .extremely clean! Vinyl flooring throughout, large open floor plan, master bedroom with bath, laundry area, recessed lighting, nice kitchen island, beautiful home. .. must see!!

10. 2020-01-20
    status Pending 214-char remark

    Show marketing remark (214 chars)

    Like brand new mobile home in 2019.. .extremely clean! Vinyl flooring throughout, large open floor plan, master bedroom with bath, laundry area, recessed lighting, nice kitchen island, beautiful home. .. must see!!

11. 2019-12-10
    price $44,900 214-char remark

    Show marketing remark (214 chars)

    Like brand new mobile home in 2019.. .extremely clean! Vinyl flooring throughout, large open floor plan, master bedroom with bath, laundry area, recessed lighting, nice kitchen island, beautiful home. .. must see!!

12. 2019-10-09
    price $49,900 214-char remark

    Show marketing remark (214 chars)

    Like brand new mobile home in 2019.. .extremely clean! Vinyl flooring throughout, large open floor plan, master bedroom with bath, laundry area, recessed lighting, nice kitchen island, beautiful home. .. must see!!

13. 2019-08-21
    listed $55,000 Active 214-char remark

    Show marketing remark (214 chars)

    Like brand new mobile home in 2019.. .extremely clean! Vinyl flooring throughout, large open floor plan, master bedroom with bath, laundry area, recessed lighting, nice kitchen island, beautiful home. .. must see!!

14. 2007-07-06
    soldstatus $6,000
15. 2007-06-29
    historical
16. 2007-02-27
    listed $7,000
17. 2006-02-20
    soldstatus $5,900
18. 2006-02-18
    soldstatus $5,900
19. 2006-01-15
    historical
20. 2005-12-24
    listed $5,900
21. 2005-12-24
    historical
22. 2005-06-23
    listed $5,900

ⓘ 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: $1,286 · $107/mo
• Projected year-2 tax: $1,286 · $107/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,432
• − Mortgage interest: −$3,053
• − Property taxes: −$1,286
• − Insurance: −$272
• − Repairs & maintenance: −$1,715
• − Management: −$1,715
• − Depreciation: −$1,585
• Taxable income: $11,806
• Est. tax owed @ 24.0%: −$2,833
• After-tax cash flow: $9,110/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Yorklyn

• Score: 71/100
• State rank: #669
• US rank: #6524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 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: ▼ -92.81%
• Current HPI: 245.4821
• 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

+823.7% since first listed

22 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-19 Price Changed $54,500 BRIGHT MLS
• 2026-05-14 Price Changed $53,500 BRIGHT MLS
• 2026-05-06 Relisted — BRIGHT MLS
• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-21 Price Changed $55,000 BRIGHT MLS
• 2026-03-25 Price Changed $57,000 BRIGHT MLS
• 2026-03-04 Listed $60,000 BRIGHT MLS
• 2020-02-27 Sold (MLS) $41,250 BRIGHT MLS
• 2020-01-20 Pending — BRIGHT MLS
• 2019-12-10 Price Changed $44,900 BRIGHT MLS
• 2019-10-09 Price Changed $49,900 BRIGHT MLS
• 2019-08-21 Listed $55,000 BRIGHT MLS
• 2007-07-06 Sold (MLS) $6,000 BRIGHT MLS
• 2007-06-29 Listing Removed — BRIGHT MLS
• 2007-02-27 Listed $7,000 BRIGHT MLS
• 2006-02-20 Sold (Public Records) $5,900 Public Records
• 2006-02-18 Sold (MLS) $5,900 BRIGHT MLS
• 2006-01-15 Listing Removed — BRIGHT MLS
• 2005-12-24 Listing Removed — BRIGHT MLS
• 2005-12-24 Listed $5,900 BRIGHT MLS
• 2005-06-23 Listed $5,900 BRIGHT MLS

Property tax history

+32.7%/yr

Latest (2025): $1,286 · +5.0% YoY. Source: county tax records.