12 Mobile Dr · Paradise, PA 17364

$63,900

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 59 Days on market

Built 2025 812 sqft lot $93/sqft · 62% above area Est $47k · 36% over ↓ 20% since listing

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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
• Appreciation +9.7/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this nearly new home in Thomasville! Located at 12 Mobile Dr, this 1-year-old home has been meticulously maintained and is truly move-in ready. The current owner has only lived here for 6 months and has kept the property in excellent condition everything is practically brand new. This home offers modern living with a clean, well-kept interior throughout. Buyer must be approved by the park. Monthly lot rent is $460 and includes trash and sewer. Property is being sold as-is. PICTURES WILL BE UP BY WEDNESDAY

Key facts

• Built 2025
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,082 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: schools F, amenities F, commute F.
• Spring Grove Area SD (suburban): math 45% / reading 65% proficiency, ranked #98 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 14 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($442 loan paydown + $6k appreciation (9.3% local appreciation)).
• At projected returns (9.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($62k) 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 $61,983 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.04% ✓
• Cap rate: 17.38%
• Cash-on-cash: 39.59%
• DSCR: 2.76
• GRM: 4.1

CMA / ARV

• ARV (median comp): $46,900
• List price: $63,900
• Delta: 36.25%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

9.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 54.0%
• Equity multiple: 4.89×
• Total profit: $69,554
• Equity at exit: $54,523

10-year hold

• IRR: 48.1%
• Equity multiple: 10.76×
• Total profit: $174,647
• Equity at exit: $114,485

Cash invested: $17,892 (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 17364

• Home prices YoY: 3.9%
• Active inventory: 14
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,306 medium
• Mortgage (P&I): −$335
• Tax est. 1.5%: −$80 /mo · $958/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $590

Break-even live

Break-even rent $559

Max offer price $63,900

Occupancy floor 50%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $63,900 Active 59 DOM
2. 2026-06-17
   days on market $63,900 Active 58 DOM
3. 2026-06-16
   days on market $63,900 Active 57 DOM
4. 2026-06-15
   days on market $63,900 Active 56 DOM
5. 2026-06-14
   days on market $63,900 Active 54 DOM
6. 2026-06-13
   days on market $63,900 Active 53 DOM
7. 2026-06-10
   days on market $63,900 Active 51 DOM
8. 2026-06-09
   days on market $63,900 Active 50 DOM
9. 2026-06-08
   days on market $63,900 Active 49 DOM
10. 2026-06-07
    days on market $63,900 Active 48 DOM
11. 2026-06-05
    days on market $63,900 Active 45 DOM
12. 2026-06-03
    days on market $63,900 Active 44 DOM
13. 2026-06-02
    days on market $63,900 Active 43 DOM
14. 2026-06-01
    days on market $63,900 Active 42 DOM
15. 2026-05-31
    days on market $63,900 Active 41 DOM
16. 2026-05-30
    days on market $63,900 Active 40 DOM
17. 2026-05-09
    price $63,900 521-char remark

    Show marketing remark (521 chars)

    Welcome to this nearly new home in Thomasville! Located at 12 Mobile Dr, this 1-year-old home has been meticulously maintained and is truly move-in ready. The current owner has only lived here for 6 months and has kept the property in excellent condition everything is practically brand new. This home offers modern living with a clean, well-kept interior throughout. Buyer must be approved by the park. Monthly lot rent is $460 and includes trash and sewer. Property is being sold as-is. PICTURES WILL BE UP BY WEDNESDAY

18. 2026-04-21
    price $65,500 521-char remark

    Show marketing remark (521 chars)

    Welcome to this nearly new home in Thomasville! Located at 12 Mobile Dr, this 1-year-old home has been meticulously maintained and is truly move-in ready. The current owner has only lived here for 6 months and has kept the property in excellent condition everything is practically brand new. This home offers modern living with a clean, well-kept interior throughout. Buyer must be approved by the park. Monthly lot rent is $460 and includes trash and sewer. Property is being sold as-is. PICTURES WILL BE UP BY WEDNESDAY

19. 2026-04-21
    listed $65,000 Active 521-char remark

    Show marketing remark (521 chars)

    Welcome to this nearly new home in Thomasville! Located at 12 Mobile Dr, this 1-year-old home has been meticulously maintained and is truly move-in ready. The current owner has only lived here for 6 months and has kept the property in excellent condition everything is practically brand new. This home offers modern living with a clean, well-kept interior throughout. Buyer must be approved by the park. Monthly lot rent is $460 and includes trash and sewer. Property is being sold as-is. PICTURES WILL BE UP BY WEDNESDAY

20. 2026-04-18
    historical $65,000 521-char remark

    Show marketing remark (521 chars)

    Welcome to this nearly new home in Thomasville! Located at 12 Mobile Dr, this 1-year-old home has been meticulously maintained and is truly move-in ready. The current owner has only lived here for 6 months and has kept the property in excellent condition everything is practically brand new. This home offers modern living with a clean, well-kept interior throughout. Buyer must be approved by the park. Monthly lot rent is $460 and includes trash and sewer. Property is being sold as-is. PICTURES WILL BE UP BY WEDNESDAY

21. 2025-10-30
    price $64,100 604-char remark

    Show marketing remark (604 chars)

    Welcome to your brand-new mobile home for 2025, where comfort meets modern living! This beautifully crafted residence features two bedrooms and one bathroom, making it perfect for individuals, couples, or small families. As you step inside, you'll be greeted by the living area, complemented by a sleek, brand-new kitchen with a refrigerator, dishwasher, and oven/range. The high-efficiency propane furnace will keep you warm and cozy on those chilly nights. Set within a friendly community, this residence allows for a smooth transition into homeownership. Don’t miss this exceptional opportunity.

22. 2025-10-29
    soldstatus $64,100 Closed 604-char remark

    Show marketing remark (604 chars)

    Welcome to your brand-new mobile home for 2025, where comfort meets modern living! This beautifully crafted residence features two bedrooms and one bathroom, making it perfect for individuals, couples, or small families. As you step inside, you'll be greeted by the living area, complemented by a sleek, brand-new kitchen with a refrigerator, dishwasher, and oven/range. The high-efficiency propane furnace will keep you warm and cozy on those chilly nights. Set within a friendly community, this residence allows for a smooth transition into homeownership. Don’t miss this exceptional opportunity.

23. 2025-10-20
    status Pending 604-char remark

    Show marketing remark (604 chars)

    Welcome to your brand-new mobile home for 2025, where comfort meets modern living! This beautifully crafted residence features two bedrooms and one bathroom, making it perfect for individuals, couples, or small families. As you step inside, you'll be greeted by the living area, complemented by a sleek, brand-new kitchen with a refrigerator, dishwasher, and oven/range. The high-efficiency propane furnace will keep you warm and cozy on those chilly nights. Set within a friendly community, this residence allows for a smooth transition into homeownership. Don’t miss this exceptional opportunity.

24. 2025-10-02
    listed $69,900 Active 604-char remark

    Show marketing remark (604 chars)

    Welcome to your brand-new mobile home for 2025, where comfort meets modern living! This beautifully crafted residence features two bedrooms and one bathroom, making it perfect for individuals, couples, or small families. As you step inside, you'll be greeted by the living area, complemented by a sleek, brand-new kitchen with a refrigerator, dishwasher, and oven/range. The high-efficiency propane furnace will keep you warm and cozy on those chilly nights. Set within a friendly community, this residence allows for a smooth transition into homeownership. Don’t miss this exceptional opportunity.

25. 2025-09-30
    historical
26. 2025-09-05
    price $72,900
27. 2025-08-22
    price $73,900
28. 2025-08-08
    price $74,900
29. 2025-07-25
    price $75,900
30. 2025-07-11
    price $77,400
31. 2025-05-12
    price $78,900
32. 2025-04-05
    listed $79,900 Active
33. 2025-02-03
    historical

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,674
• − Mortgage interest: −$3,579
• − Property taxes: −$958
• − Insurance: −$320
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$1,859
• Taxable income: $6,450
• Est. tax owed @ 24.0%: −$1,548
• After-tax cash flow: $5,535/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: Spring Grove Area SD
• NCES district ID: 4222590
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $64,950
• Composite: 48.28/100
• National rank: #2155
• State rank: #98 of 539 in PA

Livability — Paradise

• Score: 66/100
• State rank: #1082
• US rank: #12230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,963

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 3% Slovak 2% Lithuanian 2%
• Languages at home: 98% English-only · Other Asian/Pacific 1% Spanish 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: ▲ 9.34%
• Current HPI: 249.3969
• 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

-20.0% since first listed

17 events — show timeline

• 2026-05-09 Price Changed $63,900 BRIGHT MLS
• 2026-04-21 Price Changed $65,500 BRIGHT MLS
• 2026-04-21 Listed $65,000 BRIGHT MLS
• 2026-04-18 Coming Soon $65,000 BRIGHT MLS
• 2025-10-30 Price Changed $64,100 BRIGHT MLS
• 2025-10-29 Sold (MLS) $64,100 BRIGHT MLS
• 2025-10-20 Pending — BRIGHT MLS
• 2025-10-02 Listed $69,900 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-09-05 Price Changed $72,900 BRIGHT MLS
• 2025-08-22 Price Changed $73,900 BRIGHT MLS
• 2025-08-08 Price Changed $74,900 BRIGHT MLS
• 2025-07-25 Price Changed $75,900 BRIGHT MLS
• 2025-07-11 Price Changed $77,400 BRIGHT MLS
• 2025-05-12 Price Changed $78,900 BRIGHT MLS
• 2025-04-05 Listed $79,900 BRIGHT MLS
• 2025-02-03 Coming Soon — BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2024): $32 · +0.0% YoY. Source: county tax records.