1 Northwood Mnr · Newberry, PA 17370

$48,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 21 Days on market

Built 1985 $525/mo HOA · 42% of rent

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Built 1985
• Listed 21 days

Property features AI

Finance

• Other: Property located in Newberry Township; use GPS for directions (house on main road)
• Financial info: Annual ground rent listed as income/expense item
• HOA & community: Ground rent $525 per month

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured property; Modular/Manufactured construction; Estimated year built
• Construction: Manufactured construction
• Exterior features: Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: 90% forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: No basement; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $48k).
• Recommended offer: $47k (1.5% 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.
• 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: 36 active listings in the ZIP; 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 $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 42% 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 $47,280 (1.5% below list)

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: 2.59% ✓
• Cap rate: 10.05%
• Cash-on-cash: 13.42%
• DSCR: 1.60
• GRM: 3.2

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: 4.1%
• Equity multiple: 1.16×
• Total profit: $2,125
• Equity at exit: $7,157

10-year hold

• IRR: 14.0%
• Equity multiple: 2.15×
• Total profit: $15,509
• Equity at exit: $4,150

Cash invested: $13,440 (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 17370

• Home prices YoY: -31.1%
• Active inventory: 36
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$36 /mo · $435/yr
• Insurance: −$20
• HOA: −$525
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $150

Break-even live

Break-even rent $1,054

Max offer price $48,000

Occupancy floor 83%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr

Listing history 17 events

1. 2026-06-18
   days on market $48,000 Active 21 DOM
2. 2026-06-17
   days on market $48,000 Active 20 DOM
3. 2026-06-16
   days on market $48,000 Active 19 DOM
4. 2026-06-15
   days on market $48,000 Active 18 DOM
5. 2026-06-14
   days on market $48,000 Active 16 DOM
6. 2026-06-13
   days on market $48,000 Active 15 DOM
7. 2026-06-10
   days on market $48,000 Active 13 DOM
8. 2026-06-09
   days on market $48,000 Active 12 DOM
9. 2026-06-08
   days on market $48,000 Active 11 DOM
10. 2026-06-07
    days on market $48,000 Active 10 DOM
11. 2026-06-05
    days on market $48,000 Active 7 DOM
12. 2026-06-02
    days on market $48,000 Active 5 DOM
13. 2026-06-01
    days on market $48,000 Active 4 DOM
14. 2026-05-31
    days on market $48,000 Active 3 DOM
15. 2026-05-30
    days on market $48,000 Active 2 DOM
16. 2026-05-29
    listed $48,000 Active
17. 2026-05-28
    historical $48,000

ⓘ 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: $435 · $36/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$162/yr (+$13/mo · 37.2%)

ⓘ 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 3/10 Moderate 8% 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: $14,936
• − Mortgage interest: −$2,689
• − Property taxes: −$435
• − Insurance: −$240
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − HOA: −$6,300
• − Depreciation: −$1,396
• Taxable income: $1,487
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $1,448/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 — Newberry

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

Census & demographics

• Population (ZIP): 6,970

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Polish 3% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -112.20%
• Current HPI: 248.9386
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $48,000 BRIGHT MLS
• 2026-05-28 Coming Soon $48,000 BRIGHT MLS

Property tax history

+6.7%/yr

Latest (2025): $435 · +0.9% YoY. Source: county tax records.