409-26 E Main St · Mountville, PA 17554

$60,000

2 bd · 1.5 ba · 980 sqft · Land · 20 Days on market

Built 1978 $61/sqft · 78% below area

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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
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

Key facts

• Manufactured home
• Eat-in kitchen
• Local amenities

Tags

• MANUFACTURED HOME
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• LOCAL AMENITIES
• LOW-MAINTENANCE LIFESTYLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $822 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.1% vs local median 3.3% in Mountville — 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 78/100 on livability (#301 in PA, #2,641 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Hempfield SD (suburban): math 50% / reading 65% proficiency, ranked #81 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.75% ✓
• Cap rate: 24.07%
• Cash-on-cash: 63.49%
• DSCR: 3.82
• GRM: 3.0

CMA / ARV

• ARV (median comp): $269,515
• List price: $60,000
• Delta: -74.40%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 57.4%
• Equity multiple: 3.54×
• Total profit: $42,722
• Equity at exit: $8,946

10-year hold

• IRR: 62.3%
• Equity multiple: 7.24×
• Total profit: $104,915
• Equity at exit: $5,188

Cash invested: $16,800 (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 17554

• Home prices YoY: -25.3%
• Active inventory: 20
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $822

Break-even live

Break-even rent $609

Max offer price $60,000

Occupancy floor 45%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
476 Talon Dr Mountville, PA	2.0	2.0	1069	$1,650	$1.54	13d	1	0.41mi

Listing history 21 events

1. 2026-06-18
   days on market $60,000 Active 20 DOM
2. 2026-06-17
   days on market $60,000 Active 19 DOM
3. 2026-06-16
   days on market $60,000 Active 18 DOM
4. 2026-06-15
   days on market $60,000 Active 17 DOM
5. 2026-06-14
   days on market $60,000 Active 15 DOM
6. 2026-06-10
   days on market $60,000 Active 12 DOM
7. 2026-06-09
   days on market $60,000 Active 11 DOM
8. 2026-06-08
   days on market $60,000 Active 10 DOM
9. 2026-06-07
   days on market $60,000 Active 9 DOM
10. 2026-06-05
    days on market $60,000 Active 6 DOM
11. 2026-06-03
    days on market $60,000 Active 5 DOM
12. 2026-06-02
    days on market $60,000 Active 4 DOM
13. 2026-06-01
    days on market $60,000 Active 3 DOM
14. 2026-05-31
    days on market $60,000 Active 2 DOM
15. 2026-04-30
    status Active 546-char remark

    Show marketing remark (546 chars)

    Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

16. 2026-04-16
    status Pending 546-char remark

    Show marketing remark (546 chars)

    Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

17. 2026-03-27
    price $69,000 546-char remark

    Show marketing remark (546 chars)

    Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

18. 2026-02-20
    listed $89,900 Active 546-char remark

    Show marketing remark (546 chars)

    Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

19. 2026-01-17
    historical $89,900 546-char remark

    Show marketing remark (546 chars)

    Well-maintained single wide manufactured home located in Mountville, PA. This home offers a functional floor plan with comfortable living space, including a spacious living room, eat-in kitchen, and generously sized bedrooms. Conveniently located right off Columbia Ave and near RT 30, this provides access to local amenities, shopping, and dining. Affordable living opportunity—ideal for owner-occupants or those seeking a low-maintenance lifestyle. Lot rent is $460/mo and includes Sewer, Water. & Trash. Schedule your showing today.

20. 2009-05-01
    soldstatus $2,125,000
21. 2007-02-01
    soldstatus $433,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$1,098
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,745
• Taxable income: $9,528
• Est. tax owed @ 24.0%: −$2,287
• After-tax cash flow: $7,582/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: Hempfield SD
• NCES district ID: 4211790
• Math proficiency: 50% ▼ -10.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $67,908
• Composite: 50.66/100
• National rank: #1829
• State rank: #81 of 539 in PA

Livability — Mountville

• Score: 78/100
• State rank: #301
• US rank: #2641

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountville, PA
• City population: 7,561
• Population (ZIP): 7,561

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 12% Two or more races 4% Asian 4% Black 3%
• Hispanic origin (detail): Puerto Rican 10%
• Common ancestry: Romanian 8% Italian 2% Hungarian 2%
• Foreign-born: 8% · Vietnam, Canada, India
• Languages at home: 87% English-only · Spanish 7% Vietnamese 2% Other Indo-European 2%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.58%
• Current HPI: 261.608
• 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

-84.1% since first listed

7 events — show timeline

• 2026-04-30 Relisted — BRIGHT MLS
• 2026-04-16 Pending — BRIGHT MLS
• 2026-03-27 Price Changed $69,000 BRIGHT MLS
• 2026-02-20 Listed $89,900 BRIGHT MLS
• 2026-01-17 Coming Soon $89,900 BRIGHT MLS
• 2009-05-01 Sold (Public Records) $2,125,000 Public Records
• 2007-02-01 Sold (Public Records) $433,000 Public Records

Property tax history

+5.9%/yr

Latest (2026): $7,103 · +4.5% YoY. Source: county tax records.