737 Lake Dr · East Manchester, PA 17347

$68,000

2 bd · 1.0 ba · 792 sqft · Manufactured public records · 147 Days on market

Built 1973 ↓ 4% since listing

---

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 +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedrrom, 1-bath manufactured home in the highly sought after Starview MHP in Mount Wolf features a 9' x 45' addition completed in 2020 with permits and up to code, creating a spacious living area. Updates from 2020 also include HVAC, electrical, and roof improvements. The property sits at the quiet end of the park on a generous lot with a shed, two concrete slabs ideal for outdoor seating or projects, and a French drain with stone to manage runoff from the addition. The layout includes a bright living room, functional kitchen and flexible spaces created by the addition. Enjoy comfortable one-level living in a central location while still being tucked away in a peaceful setting. Lot rent includes sewer and trash, and buyers must be approved by park management prior to occupancy.

Key facts

• Built 1973
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $960 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $60k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 25 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $470 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($60k) is reasonable based on typical stale-listing flexibility.

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 $59,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.66% ✓
• Cap rate: 23.23%
• Cash-on-cash: 60.50%
• DSCR: 3.69
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $26,928
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Starview Blvd	0.17mi	2/1.0	744 (-6%)	15mo	$25,000	$34	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 59.3%
• Equity multiple: 3.63×
• Total profit: $50,149
• Equity at exit: $10,139

10-year hold

• IRR: 64.0%
• Equity multiple: 7.43×
• Total profit: $122,509
• Equity at exit: $5,879

Cash invested: $19,040 (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 17347

• Home prices YoY: -8.7%
• Active inventory: 25
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,810 medium
• Mortgage (P&I): −$357
• Tax est. 1.5%: −$85 /mo · $1,020/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $960

Break-even live

Break-even rent $595

Max offer price $68,000

Occupancy floor 42%

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4000 Emerson Dr Mount Wolf, PA	1.0–3.0	1.0–2.5	1196	$1,810	$1.51	13d	18	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $68,000 Active 147 DOM
2. 2026-06-17
   days on market $68,000 Active 146 DOM
3. 2026-06-16
   days on market $68,000 Active 145 DOM
4. 2026-06-15
   days on market $68,000 Active 144 DOM
5. 2026-06-14
   days on market $68,000 Active 142 DOM
6. 2026-06-13
   days on market $68,000 Active 141 DOM
7. 2026-06-10
   days on market $68,000 Active 139 DOM
8. 2026-06-09
   days on market $68,000 Active 138 DOM
9. 2026-06-08
   days on market $68,000 Active 137 DOM
10. 2026-06-07
    days on market $68,000 Active 136 DOM
11. 2026-06-05
    days on market $68,000 Active 133 DOM
12. 2026-06-02
    days on market $68,000 Active 131 DOM
13. 2026-06-01
    days on market $68,000 Active 130 DOM
14. 2026-05-31
    days on market $68,000 Active 129 DOM
15. 2026-05-30
    pricedays on market $68,000 Active 128 DOM
16. 2026-03-27
    price $72,000 795-char remark

    Show marketing remark (795 chars)

    This 3-bedrrom, 1-bath manufactured home in the highly sought after Starview MHP in Mount Wolf features a 9' x 45' addition completed in 2020 with permits and up to code, creating a spacious living area. Updates from 2020 also include HVAC, electrical, and roof improvements. The property sits at the quiet end of the park on a generous lot with a shed, two concrete slabs ideal for outdoor seating or projects, and a French drain with stone to manage runoff from the addition. The layout includes a bright living room, functional kitchen and flexible spaces created by the addition. Enjoy comfortable one-level living in a central location while still being tucked away in a peaceful setting. Lot rent includes sewer and trash, and buyers must be approved by park management prior to occupancy.

17. 2026-01-23
    listed $75,000 Active 795-char remark

    Show marketing remark (795 chars)

    This 3-bedrrom, 1-bath manufactured home in the highly sought after Starview MHP in Mount Wolf features a 9' x 45' addition completed in 2020 with permits and up to code, creating a spacious living area. Updates from 2020 also include HVAC, electrical, and roof improvements. The property sits at the quiet end of the park on a generous lot with a shed, two concrete slabs ideal for outdoor seating or projects, and a French drain with stone to manage runoff from the addition. The layout includes a bright living room, functional kitchen and flexible spaces created by the addition. Enjoy comfortable one-level living in a central location while still being tucked away in a peaceful setting. Lot rent includes sewer and trash, and buyers must be approved by park management prior to occupancy.

18. 2026-01-21
    historical $75,000 795-char remark

    Show marketing remark (795 chars)

    This 3-bedrrom, 1-bath manufactured home in the highly sought after Starview MHP in Mount Wolf features a 9' x 45' addition completed in 2020 with permits and up to code, creating a spacious living area. Updates from 2020 also include HVAC, electrical, and roof improvements. The property sits at the quiet end of the park on a generous lot with a shed, two concrete slabs ideal for outdoor seating or projects, and a French drain with stone to manage runoff from the addition. The layout includes a bright living room, functional kitchen and flexible spaces created by the addition. Enjoy comfortable one-level living in a central location while still being tucked away in a peaceful setting. Lot rent includes sewer and trash, and buyers must be approved by park management prior to occupancy.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,720
• − Mortgage interest: −$3,809
• − Property taxes: −$1,020
• − Insurance: −$340
• − Repairs & maintenance: −$1,738
• − Management: −$1,738
• − Depreciation: −$1,978
• Taxable income: $11,098
• Est. tax owed @ 24.0%: −$2,663
• After-tax cash flow: $8,856/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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — East Manchester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 6,186

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Black 4% Two or more races 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -26.55%
• Current HPI: 277.6741
• 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

-4.0% since first listed

3 events — show timeline

• 2026-03-27 Price Changed $72,000 BRIGHT MLS
• 2026-01-23 Listed $75,000 BRIGHT MLS
• 2026-01-21 Coming Soon $75,000 BRIGHT MLS

Property tax history

+4.8%/yr

Latest (2025): $61 · +1.6% YoY. Source: county tax records.