None · Conewago, PA 17022

$33,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 88 Days on market

Built 1983 $36/sqft · 14% below area Est $32k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +5.4/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Rent growth +4.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Oak Knoll Estates in Elizabethtown. This cute mobile home hosts 2 Beds and 1 Bath. It has central air and propane heat. Located in Dauphin County. Great school district. Easy access to 283 and nicely located to downtown E-town, Hershey and Lancaster areas. Lot rent approx. $622/month; includes sewer and water; Trash is paid separately by homeowner. Park management is PMI. Park approval is required. Pets are welcome, but dogs do have restrictions on breed and weight. Don't miss the opporunity for this cute home in a nice park.

Key facts

• Easy access to 283
• Pets are welcome
• Built 1983

Tags

• GREAT SCHOOL DISTRICT
• EASY ACCESS TO 283
• HERSHEY AND LANCASTER AREAS
• PETS ARE WELCOME

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $33k).
• Recommended offer: $31k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+6.5%/yr); 202 active listings in the ZIP; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $228 of loan paydown is wiped out by about $990 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.5% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $31,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.00% ✓
• Cap rate: 46.17%
• Cash-on-cash: 142.42%
• DSCR: 7.34
• GRM: 1.7

CMA / ARV

• ARV (median comp): $31,521
• List price: $33,000
• Delta: 4.69%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.64×
• Total profit: $70,556
• Equity at exit: $4,920

10-year hold

• IRR: —
• Equity multiple: 20.27×
• Total profit: $178,099
• Equity at exit: $2,853

Cash invested: $9,240 (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 17022

• Home prices YoY: -29.0%
• Rents YoY: 6.5%
• Active inventory: 202
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,649 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$19 /mo · $230/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $1,097

Break-even live

Break-even rent $261

Max offer price $33,000

Occupancy floor 28%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $33,000 Active 88 DOM
2. 2026-06-17
   days on market $33,000 Active 87 DOM
3. 2026-06-16
   days on market $33,000 Active 86 DOM
4. 2026-06-15
   days on market $33,000 Active 85 DOM
5. 2026-06-14
   days on market $33,000 Active 83 DOM
6. 2026-06-13
   days on market $33,000 Active 82 DOM
7. 2026-06-10
   days on market $33,000 Active 80 DOM
8. 2026-06-09
   pricedays on market $33,000 Active 79 DOM
9. 2026-06-08
   days on market $35,000 Active 78 DOM
10. 2026-06-07
    days on market $35,000 Active 77 DOM
11. 2026-06-05
    days on market $35,000 Active 74 DOM
12. 2026-06-03
    days on market $35,000 Active 73 DOM
13. 2026-06-02
    days on market $35,000 Active 72 DOM
14. 2026-06-01
    days on market $35,000 Active 71 DOM
15. 2026-05-31
    days on market $35,000 Active 70 DOM
16. 2026-05-31
    days on market $35,000 Active 69 DOM
17. 2026-04-24
    price $38,000 542-char remark

    Show marketing remark (542 chars)

    Welcome to Oak Knoll Estates in Elizabethtown. This cute mobile home hosts 2 Beds and 1 Bath. It has central air and propane heat. Located in Dauphin County. Great school district. Easy access to 283 and nicely located to downtown E-town, Hershey and Lancaster areas. Lot rent approx. $622/month; includes sewer and water; Trash is paid separately by homeowner. Park management is PMI. Park approval is required. Pets are welcome, but dogs do have restrictions on breed and weight. Don't miss the opporunity for this cute home in a nice park.

18. 2026-03-27
    price $40,000 542-char remark

    Show marketing remark (542 chars)

    Welcome to Oak Knoll Estates in Elizabethtown. This cute mobile home hosts 2 Beds and 1 Bath. It has central air and propane heat. Located in Dauphin County. Great school district. Easy access to 283 and nicely located to downtown E-town, Hershey and Lancaster areas. Lot rent approx. $622/month; includes sewer and water; Trash is paid separately by homeowner. Park management is PMI. Park approval is required. Pets are welcome, but dogs do have restrictions on breed and weight. Don't miss the opporunity for this cute home in a nice park.

19. 2026-03-22
    listed $42,000 Active 542-char remark

    Show marketing remark (542 chars)

    Welcome to Oak Knoll Estates in Elizabethtown. This cute mobile home hosts 2 Beds and 1 Bath. It has central air and propane heat. Located in Dauphin County. Great school district. Easy access to 283 and nicely located to downtown E-town, Hershey and Lancaster areas. Lot rent approx. $622/month; includes sewer and water; Trash is paid separately by homeowner. Park management is PMI. Park approval is required. Pets are welcome, but dogs do have restrictions on breed and weight. Don't miss the opporunity for this cute home in a nice park.

20. 2025-12-10
    soldstatus $35,000 Closed 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

21. 2025-11-25
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

22. 2025-10-10
    price $35,000 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

23. 2025-10-02
    price $37,595 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

24. 2025-09-30
    price $39,595 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

25. 2025-09-27
    price $43,800 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

26. 2025-09-25
    price $45,800 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

27. 2025-09-22
    price $46,800 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

28. 2025-09-21
    listed $48,959 Active 416-char remark

    Show marketing remark (416 chars)

    Motivated Seller! Good price; cute home! Welcome to Oak Knoll Estates MHP. Park approval required. Please contact Oak Knoll Estates office. Pets are welcome! Please contact park for breed restrictions. This home is 2 Beds and 1 Bath. Is well kept and good condition. Has central air and propane heat. Don't miss this opportunity in a nice location. Good school district. Lot rent approximately $600, includes sewer.

29. 1992-04-08
    soldstatus $17,500

ⓘ 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: $230 · $19/mo
• Projected year-2 tax: $376 · $31/mo
• Expected delta: +$146/yr (+$12/mo · 63.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,787
• − Mortgage interest: −$1,849
• − Property taxes: −$230
• − Insurance: −$165
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$960
• Taxable income: $13,417
• Est. tax owed @ 24.0%: −$3,220
• After-tax cash flow: $9,940/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Conewago

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 31,908
• Household income: $86,767
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1404.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.73%
• Current HPI: 266.3184
• Rent YoY: ▲ 6.52%
• Metro: Lancaster, 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

+117.1% since first listed

13 events — show timeline

• 2026-04-24 Price Changed $38,000 BRIGHT MLS
• 2026-03-27 Price Changed $40,000 BRIGHT MLS
• 2026-03-22 Listed $42,000 BRIGHT MLS
• 2025-12-10 Sold (MLS) $35,000 BRIGHT MLS
• 2025-11-25 Pending — BRIGHT MLS
• 2025-10-10 Price Changed $35,000 BRIGHT MLS
• 2025-10-02 Price Changed $37,595 BRIGHT MLS
• 2025-09-30 Price Changed $39,595 BRIGHT MLS
• 2025-09-27 Price Changed $43,800 BRIGHT MLS
• 2025-09-25 Price Changed $45,800 BRIGHT MLS
• 2025-09-22 Price Changed $46,800 BRIGHT MLS
• 2025-09-21 Listed $48,959 BRIGHT MLS
• 1992-04-08 Sold (Public Records) $17,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $230 · +6.1% YoY. Source: county tax records.