97 Sherrill Dr · Mount Pleasant, PA 17350

$78,000

2 bd · 1.0 ba · 1,016 sqft · Manufactured public records · 37 Days on market

Built 1980 $77/sqft · 7% above area Est $73k · 7% over $700/mo HOA · 38% of rent ↓ 26% since listing

---

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 +4.3/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

VERY MOTIVATED SELLER !!! Price drop WITH $1000 concessions with a full price offer to go towards whatever you choose! Water, Sewer, and Trash are included in the lot rent!! Welcome to your dream home, a beautifully remodeled single-wide Mobile Home that seamlessly blends modern elegance with welcoming charm. Located in the picturesque town of New Oxford, this spacious property features three thoughtfully designed bedrooms and two fully updated bathrooms, as well as windows, a sliding glass door, flooring, and a brand-new metal roof. The list goes on and on; it's a must-see for yourself! As you step inside, you'll immediately notice the fresh paint and an abundance of natural light that fi

Key facts

• New kitchen
• New deck
• New roof

Tags

• REMODELED MOBILE HOME
• NEW KITCHEN
• NEW DECK
• NEW ROOF

Property features AI

Finance

• Other: Year built and square footage sourced to assessor; Total below-grade area reported as 0
• Financial info: Improvement assessed value listed; Property taxes recorded (details available)
• HOA & community: HOA fee of $700.86 monthly; Ground rent of $717.20 monthly; Ownership interest: Ground rent

Exterior

• Parking: Driveway
• Utilities: Public sewer; Private/community water; Propane fuel (metered)
• Home design: Manufactured home; Above-grade finished area per assessor
• Construction: Vinyl siding
• Exterior features: Not in a federal flood zone; Property manager present; Park: New Oxford Commons; Directions available

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating; Propane hot water; Central air conditioning (electric)
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 1.8% in Mount Pleasant — 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 72/100 on livability (#647 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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: New Oxford Shs (math 80% / reading 10%, grade D-, #192 of 437 statewide, top 44%, 1,249 students, 39% FRL).
• Market conditions: 54 active listings in the ZIP; 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 $539 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 38% 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 $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.38% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.95%
• DSCR: 1.71
• GRM: 3.5

CMA / ARV

• ARV (median comp): $72,762
• List price: $78,000
• Delta: 7.20%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.29×
• Total profit: $6,269
• Equity at exit: $11,630

10-year hold

• IRR: 16.9%
• Equity multiple: 2.42×
• Total profit: $30,969
• Equity at exit: $6,744

Cash invested: $21,840 (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 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$34 /mo · $404/yr
• Insurance: −$32
• HOA: −$700
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $290

Break-even live

Break-even rent $1,488

Max offer price $78,000

Occupancy floor 79%

Sensitivity live

Price	-10% $334	-5% $312	+0% $290	+5% $268	+10% $246
Rent	-10% $144	-5% $217	+0% $290	+5% $364	+10% $437
Rate	-1.0pp $330	-0.5pp $310	base $290	+0.5pp $270	+1.0pp $250

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $700 · $8,400/yr
• Likely covers: watersewertrash

Listing history 24 events

1. 2026-06-18
   days on market $78,000 Active 37 DOM
2. 2026-06-17
   days on market $78,000 Active 36 DOM
3. 2026-06-16
   days on market $78,000 Active 35 DOM
4. 2026-06-15
   days on market $78,000 Active 34 DOM
5. 2026-06-14
   days on market $78,000 Active 32 DOM
6. 2026-06-13
   days on market $78,000 Active 31 DOM
7. 2026-06-10
   days on market $78,000 Active 29 DOM
8. 2026-06-09
   days on market $78,000 Active 28 DOM
9. 2026-06-08
   days on market $78,000 Active 27 DOM
10. 2026-06-07
    days on market $78,000 Active 26 DOM
11. 2026-06-02
    days on market $78,000 Active 21 DOM
12. 2026-06-01
    days on market $78,000 Active 20 DOM
13. 2026-05-31
    days on market $78,000 Active 19 DOM
14. 2026-05-30
    days on market $78,000 Active 18 DOM
15. 2026-05-12
    listed $78,000 Active 1704-char remark
16. 2026-05-09
    historical
17. 2025-11-04
    price $78,000
18. 2025-08-08
    price $80,000
19. 2025-08-03
    price $85,000
20. 2025-07-19
    price $87,500
21. 2025-07-07
    price $93,500
22. 2025-06-13
    price $97,000
23. 2025-05-19
    listed $104,900 Active
24. 2025-05-11
    historical

ⓘ 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: $404 · $34/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$414/yr (+$35/mo · 102.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $22,261
• − Mortgage interest: −$4,369
• − Property taxes: −$404
• − Insurance: −$390
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − HOA: −$8,400
• − Depreciation: −$2,269
• Taxable income: $2,867
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $2,796/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 — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,219

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -76.47%
• Current HPI: 293.6445
• 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

-25.6% since first listed

10 events — show timeline

• 2026-05-12 Listed $78,000 BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2025-11-04 Price Changed $78,000 BRIGHT MLS
• 2025-08-08 Price Changed $80,000 BRIGHT MLS
• 2025-08-03 Price Changed $85,000 BRIGHT MLS
• 2025-07-19 Price Changed $87,500 BRIGHT MLS
• 2025-07-07 Price Changed $93,500 BRIGHT MLS
• 2025-06-13 Price Changed $97,000 BRIGHT MLS
• 2025-05-19 Listed $104,900 BRIGHT MLS
• 2025-05-11 Coming Soon — BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $404 · +1.9% YoY. Source: county tax records.