55 Meadowview Lot 55 Dr · Weigelstown, PA 17315

$80,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 47 Days on market

Built 1989 $87/sqft · 90% above area

---

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 +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 55 Meadowview! Home boasts lots of upgrades with an easy living space of 3 bedrooms and 1 bathroom, must be park approved.

Key facts

• Parking
• Built 1989
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $764 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% vs local median 3.3% in Weigelstown — 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 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Dover Area SD (suburban): math 39% / reading 54% proficiency, ranked #232 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($78k) 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 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?
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: 1.98% ✓
• Cap rate: 17.75%
• Cash-on-cash: 40.90%
• DSCR: 2.82
• GRM: 4.2

CMA / ARV

• ARV (median comp): $42,144
• List price: $80,000
• Delta: 89.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 37.4%
• Equity multiple: 2.59×
• Total profit: $35,649
• Equity at exit: $11,928

10-year hold

• IRR: 44.0%
• Equity multiple: 5.18×
• Total profit: $93,591
• Equity at exit: $6,917

Cash invested: $22,400 (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 17315

• Home prices YoY: -28.5%
• Active inventory: 170
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$33 /mo · $397/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $764

Break-even live

Break-even rent $615

Max offer price $80,000

Occupancy floor 47%

Sensitivity live

Price	-10% $809	-5% $786	+0% $764	+5% $741	+10% $718
Rent	-10% $639	-5% $701	+0% $764	+5% $826	+10% $888
Rate	-1.0pp $804	-0.5pp $784	base $764	+0.5pp $743	+1.0pp $722

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	14d	17	0.55mi
3230 Oakland Rd Unit 1 Dover, PA	1.0	1.5	552	$1,075	$1.95	45d	1	1.31mi
2451 Log Cabin Rd York, PA	2.0	1.0	596	$1,400	$2.35	14d	1	1.46mi

Listing history 6 events

1. 2026-05-12
   status Pending 133-char remark

   Show marketing remark (133 chars)

   Welcome to 55 Meadowview! Home boasts lots of upgrades with an easy living space of 3 bedrooms and 1 bathroom, must be park approved.

2. 2026-03-26
   listed $80,000 Active 133-char remark

   Show marketing remark (133 chars)

   Welcome to 55 Meadowview! Home boasts lots of upgrades with an easy living space of 3 bedrooms and 1 bathroom, must be park approved.

3. 2025-11-30
   historical
4. 2025-11-24
   status Active
5. 2025-10-21
   historical
6. 2025-07-23
   listed $80,000 Active

ⓘ 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: $397 · $33/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$434/yr (+$36/mo · 109.3%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $18,979
• − Mortgage interest: −$4,481
• − Property taxes: −$397
• − Insurance: −$400
• − Repairs & maintenance: −$1,518
• − Management: −$1,518
• − Depreciation: −$2,327
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $7,161/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: Dover Area SD
• NCES district ID: 4207680
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 54% ▼ -9.00%
• Median HH income: $56,418
• Composite: 40.44/100
• National rank: #3725
• State rank: #232 of 539 in PA

Livability — Weigelstown

• Score: 74/100
• State rank: #527
• US rank: #4886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weigelstown, PA
• Population (ZIP): 26,434

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 1%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 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: ▼ -98.65%
• Current HPI: 247.2403
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-03-26 Listed $80,000 BRIGHT MLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-11-24 Relisted — BRIGHT MLS
• 2025-10-21 Listing Removed — BRIGHT MLS
• 2025-07-23 Listed $80,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $397 · +0.9% YoY. Source: county tax records.