2160 Hanover Rd #22 · Lake Heritage, PA 17325

$58,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 6 Days on market

Built 1982

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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 +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

Key facts

• One-level-living
• Centrally located
• Eat-in kitchen

Tags

• ONE-LEVEL-LIVING
• EAT-IN KITCHEN
• PRIVATE OWNER'S SUITE
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ownership is ground rent; Annual ground rent listed as an income/expense item
• HOA & community: Located in a senior community with a 55+ age requirement; Ground rent required ($625 monthly)

Exterior

• Parking: Attached carport (1 space); Driveway parking (gravel); Off-street parking; Total of 1 garage/parking space
• Utilities: Central A/C (electric); Electric heating and hot water; Community/private water; Community septic tank
• Home design: Manufactured home; Modular/Manufactured construction with vinyl siding; Single-story (entry-level bedrooms); Located in a 55+ senior community
• Construction: Vinyl siding; Manufactured structure; Shed (secondary structure)
• Exterior features: Exterior lighting; Patio(s); Shed on property; Level, cleared lot

Interior

• Kitchen: Electric range/oven; Eat-in kitchen layout
• Bedrooms: 3 bedrooms on the main level; Rooms include: Living Room, Master Bedroom, Bedroom 2, Bedroom 3
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Heat pump(s); Central air conditioning; Electric heating and cooling systems; Electric hot water
• Interior features: Built-in shelving/cabinets; Ceiling fans; Combination kitchen and dining area; Dedicated dining area; Traditional floor plan; Kitchen designed for eat-in dining; Primary bedroom with private bath; Entry-level bedroom
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).

Location & tenants

• Location reads 68/100 on livability (#897 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D+, amenities F, commute F.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 313 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $401 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $58,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.63% ✓
• Cap rate: 23.88%
• Cash-on-cash: 62.81%
• DSCR: 3.79
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 61.8%
• Equity multiple: 3.75×
• Total profit: $44,734
• Equity at exit: $8,648

10-year hold

• IRR: 66.3%
• Equity multiple: 7.69×
• Total profit: $108,646
• Equity at exit: $5,015

Cash invested: $16,240 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 313
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,528 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $850

Break-even live

Break-even rent $452

Max offer price $58,000

Occupancy floor 39%

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   statusdays on market $58,000 Pending 6 DOM
2. 2026-06-02
   days on market $58,000 Active 4 DOM
3. 2026-06-01
   days on market $58,000 Active 3 DOM
4. 2026-05-31
   days on market $58,000 Active 2 DOM
5. 2026-05-29
   listed $58,000 Active
6. 2025-06-30
   soldstatus $53,500 Closed 111-char remark

   Show marketing remark (111 chars)

   Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

7. 2025-06-10
   status Pending 111-char remark

   Show marketing remark (111 chars)

   Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

8. 2025-06-04
   status Active 111-char remark

   Show marketing remark (111 chars)

   Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

9. 2025-05-22
   status Pending 111-char remark

   Show marketing remark (111 chars)

   Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

10. 2025-05-12
    listed $56,900 Active 111-char remark

    Show marketing remark (111 chars)

    Seller prefers to sell property AS-IS. 3 bedroom, 2 bath mobile with full appliances, carport and storage shed.

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $629 · $52/mo
• Expected delta: +$287/yr (+$24/mo · 84.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,331
• − Mortgage interest: −$3,249
• − Property taxes: −$342
• − Insurance: −$290
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$1,687
• Taxable income: $9,830
• Est. tax owed @ 24.0%: −$2,359
• After-tax cash flow: $7,841/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Lake Heritage

• Score: 68/100
• State rank: #897
• US rank: #9564

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Adams County · 30,373 people
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

+1.9% since first listed

6 events — show timeline

• 2026-05-29 Listed $58,000 BRIGHT MLS
• 2025-06-30 Sold (MLS) $53,500 BRIGHT MLS
• 2025-06-10 Pending — BRIGHT MLS
• 2025-06-04 Relisted — BRIGHT MLS
• 2025-05-22 Pending — BRIGHT MLS
• 2025-05-12 Listed $56,900 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2026): $342 · +1.9% YoY. Source: county tax records.