509 Middleview Dr · York, PA 17402

$29,900

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 39 Days on market

Built 1972 $44/sqft · 33% below area Est $44k · 33% under

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this well cared for and affordable home conveniently located near York County’s desired shopping, dining and major highways! Functional, yet cozy space showcases a well organized kitchen and living space, two bedrooms and one full bathroom! Exterior patio coverage, off street parking, and exterior lighting adds to the appeal of this home! Current owner has replaced flooring in the home, made some kitchen updates, replaced some of the windows and has added a large shed which is equipped with electric for all of your storage needs! Call to schedule your showing today before this one is gone!

Key facts

• Cozy living area
• Well maintained
• Parking

Tags

• WELL MAINTAINED
• LOW MAINTENANCE LIVING
• COZY LIVING AREA

Property features AI

Finance

• Other: Property manager present
• Financial info: Ground rent payment of $582 monthly; Ownership interest: Ground Rent
• HOA & community: Association fees include trash and sewer

Exterior

• Parking: On-street parking available; One off-street parking space
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured single-wide home; Approximately 12 ft by 60 ft; Above-grade finished living space
• Construction: Vinyl and aluminum siding; Built by Crestwood (manufacture); Above- and below-grade structures noted
• Exterior features: Exterior lighting; Secure storage; Shed on the property; Ground rent exists (monthly payment)

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Window cooling units (electric)
• Interior features: Combination kitchen/dining area; No basement
• Laundry & utility: Washer and dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $826 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 42.1% vs local median 5.0% in 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 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment 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.
• Zoned schools: Dallastown Area Ms (math 30% / reading 55%, grade D-, #216 of 512 statewide, top 43%, 1,027 students, 34% FRL).
• Zoned-school proficiency averages 42% at this address vs 55% district-wide (-12 pts) — the specific schools serving this property underperform the Dallastown Area SD average; the district grade overstates school quality for this exact location.
• Market conditions: 177 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $30k implies a 50% gain — meaningful room to come down on a strong offer.

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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 4.65% ✓
• Cap rate: 42.11%
• Cash-on-cash: 127.91%
• DSCR: 6.69
• GRM: 1.8

CMA / ARV

• ARV (median comp): $44,300
• List price: $29,900
• Delta: -32.51%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.71×
• Total profit: $47,819
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 14.09×
• Total profit: $109,626
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $826

Break-even live

Break-even rent $346

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
232 Oak Manor Dr York, PA	2.0	1.0	750	$1,080	$1.44	21d	1	0.48mi

Listing history 13 events

1. 2026-06-09
   statusdays on market $29,900 Pending 39 DOM
2. 2026-06-08
   days on market $29,900 Active 38 DOM
3. 2026-06-07
   days on market $29,900 Active 37 DOM
4. 2026-06-03
   days on market $29,900 Active 33 DOM
5. 2026-06-02
   days on market $29,900 Active 32 DOM
6. 2026-06-01
   days on market $29,900 Active 31 DOM
7. 2026-05-31
   days on market $29,900 Active 30 DOM
8. 2026-05-30
   days on market $29,900 Active 29 DOM
9. 2026-05-08
   price $29,900 610-char remark
10. 2026-05-01
    listed $31,900 Active 610-char remark
11. 2022-11-14
    soldstatus $19,900 Closed 618-char remark

    Show marketing remark (618 chars)

    Welcome home to this well cared for and affordable home conveniently located near York County’s desired shopping, dining and major highways! Functional, yet cozy space showcases a well organized kitchen and living space, two bedrooms and one full bathroom! Exterior patio coverage, off street parking, and exterior lighting adds to the appeal of this home! Current owner has replaced flooring in the home, made some kitchen updates, replaced some of the windows and has added a large shed which is equipped with electric for all of your storage needs! Call to schedule your showing today before this one is gone!

12. 2022-10-28
    status Pending 618-char remark

    Show marketing remark (618 chars)

    Welcome home to this well cared for and affordable home conveniently located near York County’s desired shopping, dining and major highways! Functional, yet cozy space showcases a well organized kitchen and living space, two bedrooms and one full bathroom! Exterior patio coverage, off street parking, and exterior lighting adds to the appeal of this home! Current owner has replaced flooring in the home, made some kitchen updates, replaced some of the windows and has added a large shed which is equipped with electric for all of your storage needs! Call to schedule your showing today before this one is gone!

13. 2022-10-26
    listed $19,900 Active 618-char remark

    Show marketing remark (618 chars)

    Welcome home to this well cared for and affordable home conveniently located near York County’s desired shopping, dining and major highways! Functional, yet cozy space showcases a well organized kitchen and living space, two bedrooms and one full bathroom! Exterior patio coverage, off street parking, and exterior lighting adds to the appeal of this home! Current owner has replaced flooring in the home, made some kitchen updates, replaced some of the windows and has added a large shed which is equipped with electric for all of your storage needs! Call to schedule your showing today before this one is gone!

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% 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: $16,694
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$947
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$870
• Taxable income: $10,083
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $7,491/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 — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Spry, PA
• County: York County · 278,806 people
• City population: 184,764
• 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

+50.3% since first listed

6 events — show timeline

• 2026-06-09 Pending — BRIGHT MLS
• 2026-05-08 Price Changed $29,900 BRIGHT MLS
• 2026-05-01 Listed $31,900 BRIGHT MLS
• 2022-11-14 Sold (MLS) $19,900 BRIGHT MLS
• 2022-10-28 Pending — BRIGHT MLS
• 2022-10-26 Listed $19,900 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $23 · +4.1% YoY. Source: county tax records.