2580 Lewisberry Rd #13 · Newberry, PA 17370

$65,000

3 bd · 1.5 ba · 920 sqft · Manufactured public records · 10 Days on market

Built 2001

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

Listing remarks MLS

This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

Key facts

• Off street parking
• Walk-in closet
• Ample cabinet space

Tags

• OFF STREET PARKING
• BRAND NEW FURNACE
• CENTRAL AIR UNIT
• NEWER LAMINATE FLOORING
• AMPLE CABINET SPACE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone
• Financial info: Ground rent amount $440 monthly; Annual ground rent listed as an income/expense item
• HOA & community: Community fees include water, trash, and sewer

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Manufactured home; Double wide; Skyline make; Estimated year built
• Construction: Vinyl siding with frame construction; Above-grade finished space
• Exterior features: Located in Laurelwood MHP; Ground rent exists (paid monthly)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Estimated living area; No basement; 2+ access exits
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $449 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $65,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.15% ✓
• Cap rate: 18.63%
• Cash-on-cash: 44.06%
• DSCR: 2.96
• GRM: 3.9

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: 41.0%
• Equity multiple: 2.76×
• Total profit: $32,038
• Equity at exit: $9,692

10-year hold

• IRR: 47.3%
• Equity multiple: 5.55×
• Total profit: $82,753
• Equity at exit: $5,620

Cash invested: $18,200 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$70 /mo · $839/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $668

Break-even live

Break-even rent $554

Max offer price $65,000

Occupancy floor 47%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 Bamberger Rd Etters, PA	2.0	1.0	1100	$1,400	$1.27	13d	1	1.34mi

Listing history 7 events

1. 2026-04-30
   status Pending
2. 2026-04-20
   listed $65,000 Active
3. 2024-10-29
   soldstatus $50,000 Closed 437-char remark

   Show marketing remark (437 chars)

   This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

4. 2024-10-19
   status Pending 437-char remark

   Show marketing remark (437 chars)

   This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

5. 2024-10-08
   status Active 437-char remark

   Show marketing remark (437 chars)

   This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

6. 2024-10-02
   historical Active Under Contract 437-char remark

   Show marketing remark (437 chars)

   This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

7. 2024-09-19
   listed $54,995 Active 437-char remark

   Show marketing remark (437 chars)

   This detached double-wide home at 2580 Lewisberry Road within Laurelwood Mobile Home offers 3 bedrooms and 2 full bathrooms. You will love the new flooring throughout. The owner's suite offers a spacious full bathroom and walk-in closet. Located within the West Shore School District, this home provides a comfortable living environment with practical amenities in a great location! The monthly lot rent includes sewer, water, and trash.

ⓘ 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: $839 · $70/mo
• Projected year-2 tax: $933 · $78/mo
• Expected delta: +$94/yr (+$8/mo · 11.2%)

ⓘ 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 4/10 Moderate 6 d/yr ≥100°F today · 13 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,800
• − Mortgage interest: −$3,641
• − Property taxes: −$839
• − Insurance: −$325
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$1,891
• Taxable income: $7,417
• Est. tax owed @ 24.0%: −$1,780
• After-tax cash flow: $6,238/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 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

+18.2% since first listed

7 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-20 Listed $65,000 BRIGHT MLS
• 2024-10-29 Sold (MLS) $50,000 BRIGHT MLS
• 2024-10-19 Pending — BRIGHT MLS
• 2024-10-08 Relisted — BRIGHT MLS
• 2024-10-02 Contingent — BRIGHT MLS
• 2024-09-19 Listed $54,995 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $839 · +5.6% YoY. Source: county tax records.