11559 South Mountain Rd · Mont Alto, PA 17222

$116,000

2 bd · 1.0 ba · 1,044 sqft · Manufactured · 30 Days on market

Built 1972 0.71 ac lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE LIVING. .. on the mountain top! Country & rustic describes this doublewide home with fireplace & woodstove options! Charming kitchen, hand cut wood & plank flooring has been used in several rooms. 2-3 bedrooms, laundry room & enclosed porch! Nice sized lot with trees area rear. Good well & septic system. Attached garage & shop. Conventional financing only (pre 76 doublewide)

Key facts

• 0.71 acre lot
• 2 parking spots
• Built 1972

Property features AI

Exterior

• Parking: Attached carport with 2 spaces (2 total garage/parking spaces)
• Utilities: Well water; Septic system
• Home design: Manufactured double-wide home; Fee simple ownership
• Construction: Wood siding; Above-grade living space only (no below-grade area reported); Year built per assessor
• Exterior features: Tidal water: none

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump(s); Wood burning stove; Ductless/mini-split cooling; Electric heating and hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $116k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $114k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#656 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Waynesboro Area SD (town): math 36% / reading 52% proficiency, ranked #283 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Waynesboro Area Shs (math 69% / reading 24%, grade D-, #173 of 437 statewide, top 40%, 1,439 students, 47% FRL).
• Market conditions: 80 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $802 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,260 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.2

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,573
• Equity at exit: $17,296

10-year hold

• IRR: 7.6%
• Equity multiple: 1.58×
• Total profit: $18,723
• Equity at exit: $10,030

Cash invested: $32,480 (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 17222

• Home prices YoY: -17.8%
• Active inventory: 80
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$154 /mo · $1,845/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $254

Break-even live

Break-even rent $1,026

Max offer price $116,000

Occupancy floor 76%

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-07
   statusdays on market $116,000 Pending 30 DOM
2. 2026-06-05
   days on market $116,000 Active 29 DOM
3. 2026-06-03
   days on market $116,000 Active 28 DOM
4. 2026-06-02
   days on market $116,000 Active 27 DOM
5. 2026-06-01
   days on market $116,000 Active 26 DOM
6. 2026-05-31
   days on market $116,000 Active 25 DOM
7. 2026-05-30
   days on market $116,000 Active 24 DOM
8. 2026-05-26
   price $116,000
9. 2026-05-26
   status Active
10. 2026-05-13
    status Pending
11. 2026-04-24
    listed $124,900 Active
12. 2026-04-01
    historical $124,900
13. 2023-06-05
    soldstatus $87,000
14. 2023-05-29
    soldstatus $87,000 Closed 427-char remark

    Show marketing remark (427 chars)

    AFFORDABLE LIVING. .. on the mountain top! Country & rustic describes this doublewide home with fireplace & woodstove options! Charming kitchen, hand cut wood & plank flooring has been used in several rooms. 2-3 bedrooms, laundry room & enclosed porch! Nice sized lot with trees area rear. Good well & septic system. Attached garage & shop. Conventional financing only (pre 76 doublewide)

15. 2023-05-01
    historical Active Under Contract 427-char remark

    Show marketing remark (427 chars)

    AFFORDABLE LIVING. .. on the mountain top! Country & rustic describes this doublewide home with fireplace & woodstove options! Charming kitchen, hand cut wood & plank flooring has been used in several rooms. 2-3 bedrooms, laundry room & enclosed porch! Nice sized lot with trees area rear. Good well & septic system. Attached garage & shop. Conventional financing only (pre 76 doublewide)

16. 2023-04-06
    listed $87,000 Active 427-char remark

    Show marketing remark (427 chars)

    AFFORDABLE LIVING. .. on the mountain top! Country & rustic describes this doublewide home with fireplace & woodstove options! Charming kitchen, hand cut wood & plank flooring has been used in several rooms. 2-3 bedrooms, laundry room & enclosed porch! Nice sized lot with trees area rear. Good well & septic system. Attached garage & shop. Conventional financing only (pre 76 doublewide)

ⓘ 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: $1,845 · $154/mo
• Projected year-2 tax: $1,845 · $154/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,173
• − Mortgage interest: −$6,498
• − Property taxes: −$1,845
• − Insurance: −$580
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,375
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,743/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: Waynesboro Area SD
• NCES district ID: 4225110
• Math proficiency: 36% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $50,445
• Composite: 37.79/100
• National rank: #4342
• State rank: #283 of 539 in PA

Livability — Mont Alto

• Score: 72/100
• State rank: #656
• US rank: #6404

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,261

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.58%
• Current HPI: 284.4035
• 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

+33.3% since first listed

9 events — show timeline

• 2026-05-26 Price Changed $116,000 BRIGHT MLS
• 2026-05-26 Relisted — BRIGHT MLS
• 2026-05-13 Pending — BRIGHT MLS
• 2026-04-24 Listed $124,900 BRIGHT MLS
• 2026-04-01 Coming Soon $124,900 BRIGHT MLS
• 2023-06-05 Sold (Public Records) $87,000 Public Records
• 2023-05-29 Sold (MLS) $87,000 BRIGHT MLS
• 2023-05-01 Contingent — BRIGHT MLS
• 2023-04-06 Listed $87,000 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $1,845 · +2.1% YoY. Source: county tax records.