300 Chesapeake Est

Weigelstown, PA 17364

$75,900A-

3 bd · 2.0 ba · 1,152 sqft · Built 1984 · Manufactured · Pending · 41 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,651/mo
• Mortgage (P&I): −$398
• Tax + insurance: −$84
• HOA: −$0
• Vac / Maint / Mgmt: −$347
• Net cashflow: $822/mo
• Annual: $9,869/yr
• Cap rate: 19.29%
• Cash-on-cash: 46.44%
• DSCR: 3.07
• 1% rule: 2.18%
• Cash to close: $21,252

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $76k.
• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• It's been on market 41 days — a 3% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $74k (3.0% below list) — sets the bar for market timing.
• In year one you build about $8k of equity ($525 loan paydown + $7k appreciation (9.3% local appreciation)).
• Location reads 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Paradise El Sch (math 42% / reading 67%, grade C, #504 of 1,518 statewide, top 37%, 342 students, 46% FRL); Spring Grove Area Intrmd Sch (math 44% / reading 65%, grade B-, #76 of 512 statewide, top 16%, 651 students, 38% FRL); Spring Grove Area Hs (math 71%, 1,166 students, 32% FRL).
• Market conditions: 15 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• 2 sale attempts; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 19.3% vs local median 3.2% in Weigelstown — 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.

Questions for listing agent

• It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.
• 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.
• 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.