30 Raptor Dr · Hanover, PA 17331

$95,000

3 bd · 2.0 ba · 1,260 sqft · Manufactured public records · 376 Days on market

Built 2002 $75/sqft · at area comps Est $110k · 13% 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 +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE! Looking for comfort and convenience with a great view? This 3BR/2BA home boasts easy living with everything on 1 level. Extending from the 2-car parking pad, there is a low-maintenance composite ramp that leads directly to your front door. As you step inside, you are greeted with a bright, open living room overlooking the kitchen and dining area. At one end of the home is your primary bedroom & bathroom complete with a spacious walk-in shower and easy access to the laundry area. At the opposite end are 2 additional bedrooms with large closets and a 2nd full bathroom with a tub/shower. Enjoy additional outdoor living space on your covered deck overlooking the community. ALL APPLIANCES AND A 1-YEAR FIRST AMERICAN HOME WARRANTY ARE INCLUDED. In Eagle View, the residents own their homes but lease the land. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

Key facts

• 2 parking spots
• Built 2002
• Listed 376 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.1% in Hanover — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#373 in PA, #3,295 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D, commute F.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Conewago Twp El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 481 students, 47% FRL); Conewago Valley Intrmd Sch (math 38% / reading 57%, grade C-, #156 of 512 statewide, top 32%, 850 students, 46% FRL); New Oxford Shs (math 80% / reading 10%, grade D-, #192 of 437 statewide, top 44%, 1,249 students, 39% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 391 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 376 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $80k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 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: 1.81% ✓
• Cap rate: 15.29%
• Cash-on-cash: 32.13%
• DSCR: 2.43
• GRM: 4.6

CMA / ARV

• ARV (median comp): $109,618
• List price: $95,000
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 2.24×
• Total profit: $32,929
• Equity at exit: $14,165

10-year hold

• IRR: 37.3%
• Equity multiple: 4.75×
• Total profit: $99,663
• Equity at exit: $8,214

Cash invested: $26,600 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 391
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $712

Break-even live

Break-even rent $821

Max offer price $95,000

Occupancy floor 54%

Sensitivity live

Price	-10% $766	-5% $739	+0% $712	+5% $685	+10% $658
Rent	-10% $576	-5% $644	+0% $712	+5% $780	+10% $848
Rate	-1.0pp $760	-0.5pp $736	base $712	+0.5pp $688	+1.0pp $663

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $95,000 Active 376 DOM
2. 2026-06-18
   days on market $95,000 Active 373 DOM
3. 2026-06-17
   days on market $95,000 Active 372 DOM
4. 2026-06-16
   days on market $95,000 Active 371 DOM
5. 2026-06-15
   days on market $95,000 Active 370 DOM
6. 2026-06-14
   days on market $95,000 Active 368 DOM
7. 2026-06-13
   days on market $95,000 Active 367 DOM
8. 2026-06-10
   days on market $95,000 Active 365 DOM
9. 2026-06-09
   days on market $95,000 Active 364 DOM
10. 2026-06-08
    days on market $95,000 Active 363 DOM
11. 2026-06-07
    days on market $95,000 Active 362 DOM
12. 2026-06-02
    days on market $95,000 Active 357 DOM
13. 2026-06-01
    days on market $95,000 Active 356 DOM
14. 2026-05-31
    days on market $95,000 Active 355 DOM
15. 2026-05-30
    days on market $95,000 Active 354 DOM
16. 2025-12-30
    price $95,000 923-char remark

    Show marketing remark (923 chars)

    NEW PRICE! Looking for comfort and convenience with a great view? This 3BR/2BA home boasts easy living with everything on 1 level. Extending from the 2-car parking pad, there is a low-maintenance composite ramp that leads directly to your front door. As you step inside, you are greeted with a bright, open living room overlooking the kitchen and dining area. At one end of the home is your primary bedroom & bathroom complete with a spacious walk-in shower and easy access to the laundry area. At the opposite end are 2 additional bedrooms with large closets and a 2nd full bathroom with a tub/shower. Enjoy additional outdoor living space on your covered deck overlooking the community. ALL APPLIANCES AND A 1-YEAR FIRST AMERICAN HOME WARRANTY ARE INCLUDED. In Eagle View, the residents own their homes but lease the land. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

17. 2025-06-11
    listed $99,500 Active 923-char remark

    Show marketing remark (923 chars)

    NEW PRICE! Looking for comfort and convenience with a great view? This 3BR/2BA home boasts easy living with everything on 1 level. Extending from the 2-car parking pad, there is a low-maintenance composite ramp that leads directly to your front door. As you step inside, you are greeted with a bright, open living room overlooking the kitchen and dining area. At one end of the home is your primary bedroom & bathroom complete with a spacious walk-in shower and easy access to the laundry area. At the opposite end are 2 additional bedrooms with large closets and a 2nd full bathroom with a tub/shower. Enjoy additional outdoor living space on your covered deck overlooking the community. ALL APPLIANCES AND A 1-YEAR FIRST AMERICAN HOME WARRANTY ARE INCLUDED. In Eagle View, the residents own their homes but lease the land. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

18. 2025-06-11
    historical $99,500 923-char remark

    Show marketing remark (923 chars)

    NEW PRICE! Looking for comfort and convenience with a great view? This 3BR/2BA home boasts easy living with everything on 1 level. Extending from the 2-car parking pad, there is a low-maintenance composite ramp that leads directly to your front door. As you step inside, you are greeted with a bright, open living room overlooking the kitchen and dining area. At one end of the home is your primary bedroom & bathroom complete with a spacious walk-in shower and easy access to the laundry area. At the opposite end are 2 additional bedrooms with large closets and a 2nd full bathroom with a tub/shower. Enjoy additional outdoor living space on your covered deck overlooking the community. ALL APPLIANCES AND A 1-YEAR FIRST AMERICAN HOME WARRANTY ARE INCLUDED. In Eagle View, the residents own their homes but lease the land. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

19. 2023-04-21
    soldstatus $80,000 Closed 440-char remark

    Show marketing remark (440 chars)

    Look at this lovely manufactured home in rural park! 3 Bedrooms, 2 full baths, oversized Living Room, Dining Room and spacious kitchen with breakfast bar. Composite deck and ramp installed on the side for ease of entrance, HUGE covered deck on the back with a view of spectacular sunsets. New Roof is only a year old! Shed and appliances convey * Park requires a minimum credit score of 650 * Park approval prior to submitting an offer

20. 2023-04-21
    status Pending 440-char remark

    Show marketing remark (440 chars)

    Look at this lovely manufactured home in rural park! 3 Bedrooms, 2 full baths, oversized Living Room, Dining Room and spacious kitchen with breakfast bar. Composite deck and ramp installed on the side for ease of entrance, HUGE covered deck on the back with a view of spectacular sunsets. New Roof is only a year old! Shed and appliances convey * Park requires a minimum credit score of 650 * Park approval prior to submitting an offer

21. 2023-03-20
    historical Active Under Contract 440-char remark

    Show marketing remark (440 chars)

    Look at this lovely manufactured home in rural park! 3 Bedrooms, 2 full baths, oversized Living Room, Dining Room and spacious kitchen with breakfast bar. Composite deck and ramp installed on the side for ease of entrance, HUGE covered deck on the back with a view of spectacular sunsets. New Roof is only a year old! Shed and appliances convey * Park requires a minimum credit score of 650 * Park approval prior to submitting an offer

22. 2023-02-07
    listed $82,500 Active 440-char remark

    Show marketing remark (440 chars)

    Look at this lovely manufactured home in rural park! 3 Bedrooms, 2 full baths, oversized Living Room, Dining Room and spacious kitchen with breakfast bar. Composite deck and ramp installed on the side for ease of entrance, HUGE covered deck on the back with a view of spectacular sunsets. New Roof is only a year old! Shed and appliances convey * Park requires a minimum credit score of 650 * Park approval prior to submitting an offer

23. 2015-05-04
    soldstatus $41,500
24. 2015-04-03
    historical
25. 2014-10-27
    listed $47,900
26. 2008-09-02
    soldstatus $49,900
27. 2008-08-13
    historical
28. 2008-02-01
    listed $49,900

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$84/yr (+$7/mo · 6.3%)

ⓘ 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 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,673
• − Mortgage interest: −$5,321
• − Property taxes: −$1,332
• − Insurance: −$475
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$2,764
• Taxable income: $7,473
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $6,753/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Hanover

• Score: 76/100
• State rank: #373
• US rank: #3295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• City population: 56,443
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• 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

+90.4% since first listed

13 events — show timeline

• 2025-12-30 Price Changed $95,000 BRIGHT MLS
• 2025-06-11 Listed $99,500 BRIGHT MLS
• 2025-06-11 Coming Soon $99,500 BRIGHT MLS
• 2023-04-21 Sold (MLS) $80,000 BRIGHT MLS
• 2023-04-21 Pending — BRIGHT MLS
• 2023-03-20 Contingent — BRIGHT MLS
• 2023-02-07 Listed $82,500 BRIGHT MLS
• 2015-05-04 Sold (MLS) $41,500 BRIGHT MLS
• 2015-04-03 Listing Removed — BRIGHT MLS
• 2014-10-27 Listed $47,900 BRIGHT MLS
• 2008-09-02 Sold (MLS) $49,900 BRIGHT MLS
• 2008-08-13 Listing Removed — BRIGHT MLS
• 2008-02-01 Listed $49,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $1,332 · +1.9% YoY. Source: county tax records.