76 Laurel Dr

Peach Bottom, PA 17302

$150,000D+

2 bd · 1.5 ba · 1,288 sqft · Built 1999 · Manufactured · Pending · 1 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,473/mo
• Mortgage (P&I): −$787
• Tax + insurance: −$311
• HOA: −$0
• Vac / Maint / Mgmt: −$309
• Net cashflow: $66/mo
• Annual: $789/yr
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• 1% rule: 0.98%
• Cash to close: $42,000

Investor read

• This is a 2-bed/1.5-bath manufactured listed at $150k.
• At list price, monthly cash flow is $66 ($789/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (1.8% below list).
• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $147k (1.8% below list) — sets the bar for 1% rule.
• 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.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Eastern SD (rural): math 41% / reading 60% proficiency, ranked #147 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delta-Peach Bottom El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 275 students, 45% FRL); South Eastern Ms (math 24% / reading 57%, grade F, #248 of 512 statewide, top 50%, 407 students, 31% FRL); Kennard-Dale Hs (math 72%, 713 students, 31% FRL).
• Market conditions: 7 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• 4 sale attempts since 19y ago; this cycle's ask has dropped $95k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.