118 Lisa Cir · Yorkana, PA 17406

$148,000

3 bd · 2.0 ba · 1,616 sqft · Manufactured public records · 109 Days on market

Built 2007 $92/sqft · 14% above area Est $130k · 14% over

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Why this score? — see what drove the C+ 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.5/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

Key facts

• 2 parking spots
• Built 2007
• Listed 109 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $148k.

Deal economics

• At list price, monthly cash flow is $490 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $135k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#1,325 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 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

• 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 $134,680 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.18%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (median comp): $129,611
• List price: $148,000
• Delta: 14.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $7,220
• Equity at exit: $22,067

10-year hold

• IRR: 14.0%
• Equity multiple: 2.12×
• Total profit: $46,500
• Equity at exit: $12,796

Cash invested: $41,440 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $490

Break-even live

Break-even rent $1,263

Max offer price $148,000

Occupancy floor 69%

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: $37,000
• Closing costs: $4,440
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-19
   status Pending 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

2. 2026-03-16
   price $148,000 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

3. 2026-02-02
   status Active 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

4. 2026-02-02
   historical 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

5. 2026-01-30
   listed $150,000 Active 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

6. 2026-01-24
   historical $150,000 1588-char remark

   Show marketing remark (1588 chars)

   All offers must be submitted by Monday May 18th at noon . .. .. .. .. .. All offers will be considered and answered at that time. Beautifully updated 3-bedroom double-wide in a scenic 55+ community. Welcome home to this beautifully updated double-wide mobile home, built in 2007 and offering 1,616 square feet of comfortable living space. Located in a very well-maintained and picturesque 55+ mobile home park. This home combines modern updates. Inside, you’ll find three spacious bedrooms, along with fresh paint throughout and brand-new luxury vinyl flooring that adds both style and durability. The living area is warm and inviting, featuring a stone fireplace (propane) – perfect for cozy evenings at home. This home has been thoughtfully upgraded with a brand-new roof and all new appliances, including washer and dryer, all of which are included in the sale. The side steps leading to the entrance have been replaced with brand new composite decking, offering both durability and low maintenance appeal. Property also offers two off street parking spaces and electricity in the shed for added convenience. As an added bonus the home features all new furniture, which is available for purchase separately, making this an excellent move-in opportunity. Enjoy low maintenance living in a beautiful and comfort, space, with updates you’re looking for. This home is truly move-in ready and a must see! NOTE: New screen doors 2025 New heat tape and switch 2025 Shutters freshly painted 2025 Fireplace cleaned and serviced 2025 Furnace has been cleaned and serviced 2005

7. 2025-06-13
   soldstatus $138,000 Closed 106-char remark

   Show marketing remark (106 chars)

   Wonderful size double wide on a spacious lot. Desirable area. Requires Keystone Communities park approval.

8. 2025-05-13
   status Pending 106-char remark

   Show marketing remark (106 chars)

   Wonderful size double wide on a spacious lot. Desirable area. Requires Keystone Communities park approval.

9. 2025-05-08
   listed $95,000 Active 106-char remark

   Show marketing remark (106 chars)

   Wonderful size double wide on a spacious lot. Desirable area. Requires Keystone Communities park approval.

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$211/yr (+$18/mo · 11.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,591
• − Mortgage interest: −$8,290
• − Property taxes: −$1,917
• − Insurance: −$740
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$4,305
• Taxable income: $3,724
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $4,983/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Yorkana

• Score: 62/100
• State rank: #1325
• US rank: #16358

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment C Housing A+ Health & safety F 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): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -92.81%
• Current HPI: 245.4821
• 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

+55.8% since first listed

9 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-03-16 Price Changed $148,000 BRIGHT MLS
• 2026-02-02 Relisted — BRIGHT MLS
• 2026-02-02 Listing Removed — BRIGHT MLS
• 2026-01-30 Listed $150,000 BRIGHT MLS
• 2026-01-24 Coming Soon $150,000 BRIGHT MLS
• 2025-06-13 Sold (MLS) $138,000 BRIGHT MLS
• 2025-05-13 Pending — BRIGHT MLS
• 2025-05-08 Listed $95,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $1,917 · +5.2% YoY. Source: county tax records.