66 Alana Dr · East York, PA 17402

$69,000

3 bd · 2.0 ba · 1,340 sqft · Manufactured public records · 26 Days on market

Built 1998 $51/sqft · 8% above area Est $64k · 9% over

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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
• Schools +4.8/10.0
• Livability +4.1/5.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

Key facts

• Heated side porch
• Shed to the rear
• Functional layout

Tags

• HEATED SIDE PORCH
• LARGE OPEN LIVING ROOM
• FUNCTIONAL LAYOUT
• SHED TO THE REAR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k.

Deal economics

• At list price, monthly cash flow is $959 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.0% vs local median 3.4% in East York — 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 82/100 on livability (#141 in PA, #1,138 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Dallastown Area SD (suburban): math 47% / reading 63% proficiency, ranked #102 of 539 in PA (top 19%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 177 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $477 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $69k implies a 116% gain — meaningful room to come down on a strong offer.

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 $67,965 (1.5% below list)

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: 2.61% ✓
• Cap rate: 22.97%
• Cash-on-cash: 59.56%
• DSCR: 3.65
• GRM: 3.2

CMA / ARV

• ARV (median comp): $63,591
• List price: $69,000
• Delta: 8.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 58.3%
• Equity multiple: 3.58×
• Total profit: $49,912
• Equity at exit: $10,288

10-year hold

• IRR: 63.1%
• Equity multiple: 7.32×
• Total profit: $122,185
• Equity at exit: $5,966

Cash invested: $19,320 (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 17402

• Home prices YoY: -27.5%
• Active inventory: 177
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,802 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $959

Break-even live

Break-even rent $589

Max offer price $69,000

Occupancy floor 42%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Governors Pl at Waterford York Township, PA	1.0–2.0	1.0–2.0	898	$1,650	$1.84	13d	39	0.84mi
100 Bridlewood Way York, PA	1.0–2.0	1.0–2.0	1100	$1,804	$1.64	13d	8	0.91mi
2000 Maplewood Dr York, PA	1.0–2.0	1.0	749	$1,590	$2.12	13d	18	1.23mi

Listing history 9 events

1. 2026-05-14
   price $69,000 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

2. 2026-05-06
   status Active 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

3. 2026-04-27
   status Pending 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

4. 2026-04-22
   status Active 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

5. 2026-04-01
   status Pending 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

6. 2026-03-25
   listed $75,000 Active 518-char remark

   Show marketing remark (518 chars)

   Thank you for taking the time to view 66 Alana Drive located in Mill Creek Estates. This 1998 single-wide home offers 2 bedrooms and 2 full bathrooms, featuring a large open living room that flows seamlessly into the kitchen, creating a comfortable and functional layout. The home also includes a heated side porch—perfect for additional living space year-round, new vinyl windows, and a shed to the rear of the property. The property has been cleaned and is ready for its new owner. Buyer must be park approved.

7. 2005-11-03
   soldstatus $32,000
8. 2005-01-15
   historical
9. 2004-12-07
   listed $35,000

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $991 · $83/mo
• Expected delta: +$99/yr (+$8/mo · 11.1%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,629
• − Mortgage interest: −$3,865
• − Property taxes: −$893
• − Insurance: −$345
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$2,007
• Taxable income: $11,058
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $8,853/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: Dallastown Area SD
• NCES district ID: 4207230
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 63% ▼ -9.00%
• Median HH income: $61,805
• Composite: 48.0/100
• National rank: #2199
• State rank: #102 of 539 in PA

Livability — East York

• Score: 82/100
• State rank: #141
• US rank: #1138

Category grades

Amenities C+ Commute F Cost of living A+ Crime B+ Employment A- 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
• Metro: York-Hanover, PA
• Population (ZIP): 37,466
• Household income: $81,166
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 965.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 3% Italian 2% Slovak 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 1% Arabic 1%

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: ▼ -91.97%
• Current HPI: 242.5694
• Rent YoY: —
• 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

+97.1% since first listed

9 events — show timeline

• 2026-05-14 Price Changed $69,000 BRIGHT MLS
• 2026-05-06 Relisted — BRIGHT MLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-22 Relisted — BRIGHT MLS
• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-25 Listed $75,000 BRIGHT MLS
• 2005-11-03 Sold (Public Records) $32,000 Public Records
• 2005-01-15 Listing Removed — BRIGHT MLS
• 2004-12-07 Listed $35,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2025): $893 · +0.0% YoY. Source: county tax records.