129 Mimosa Dr · Hellam, PA 17402

$114,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 37 Days on market

Built 2000 $73/sqft · 56% below area

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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 +4.5/10.0
• 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

Very nice double wide with new flooring and hardware. Parking for 2 vehicles and overflow parking nearby. Storage shed, wood deck with ramps. Stove, Refrigerator, blinds and window treatments included as well as 2 120 lb propane tanks. Brand new AC unit just installed 6/14/2023 and new furnace installed 2/24/2022 ! Buyer must be park approved. Ground rent is $485 monthly and covers sewer bill. Seller is willing to leave the bedroom suite if buyer wants.

Key facts

• Cozy living room
• Double wide home
• Large kitchen

Tags

• DOUBLE WIDE HOME
• LARGE KITCHEN
• COZY LIVING ROOM
• EASY ACCESS WALK IN SHOWER
• GARDEN TUB

Property features AI

Finance

• Other: Ownership is ground rent
• Financial info: Monthly ground rent payment
• HOA & community: Senior community with 55+ age requirement

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Above-grade finished living area reported by assessor
• Construction: Vinyl and aluminum siding
• Exterior features: Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning; Electric hot water
• Interior features: Ramp to main level; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $111k (3.0% 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.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 177 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $73k; list at $115k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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: 1.50% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.12%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

• ARV (median comp): $258,973
• List price: $114,900
• Delta: -55.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.6%
• Equity multiple: 1.54×
• Total profit: $17,478
• Equity at exit: $17,132

10-year hold

• IRR: 22.4%
• Equity multiple: 2.92×
• Total profit: $61,777
• Equity at exit: $9,934

Cash invested: $32,172 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,726 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $566

Break-even live

Break-even rent $1,009

Max offer price $114,900

Occupancy floor 62%

Sensitivity live

Price	-10% $631	-5% $599	+0% $566	+5% $534	+10% $501
Rent	-10% $430	-5% $498	+0% $566	+5% $634	+10% $703
Rate	-1.0pp $624	-0.5pp $596	base $566	+0.5pp $537	+1.0pp $506

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
495 Locust Grove Rd York, PA	3.0	1.0	1098	$1,595	$1.45	44d	1	1.08mi
360 W Market St Unit B Hallam, PA	2.0	1.0	1150	$1,295	$1.13	21d	1	1.27mi
34 N Lee St Hallam, PA	4.0	1.5	1528	$1,600	$1.05	44d	1	1.32mi
Commons Dr York, PA	2.0–3.0	2.5	1800	$1,845	$1.02	14d	2	1.35mi

Listing history 20 events

1. 2026-06-18
   days on market $114,900 Active 37 DOM
2. 2026-06-17
   days on market $114,900 Active 36 DOM
3. 2026-06-16
   price $114,900 Active 35 DOM
4. 2026-06-16
   days on market $115,400 Active 35 DOM
5. 2026-06-15
   days on market $115,400 Active 34 DOM
6. 2026-06-14
   days on market $115,400 Active 32 DOM
7. 2026-06-13
   days on market $115,400 Active 31 DOM
8. 2026-06-10
   days on market $115,400 Active 29 DOM
9. 2026-06-09
   days on market $115,400 Active 28 DOM
10. 2026-06-08
    days on market $115,400 Active 27 DOM
11. 2026-06-07
    days on market $115,400 Active 26 DOM
12. 2026-06-03
    days on market $115,400 Active 22 DOM
13. 2026-06-02
    days on market $115,400 Active 21 DOM
14. 2026-06-01
    days on market $115,400 Active 20 DOM
15. 2026-05-31
    days on market $115,400 Active 19 DOM
16. 2026-05-30
    pricedays on market $115,400 Active 18 DOM
17. 2026-05-12
    listed $115,900 Active 474-char remark
18. 2023-07-27
    soldstatus $73,400 Closed 457-char remark

    Show marketing remark (457 chars)

    Very nice double wide with new flooring and hardware. Parking for 2 vehicles and overflow parking nearby. Storage shed, wood deck with ramps. Stove, Refrigerator, blinds and window treatments included as well as 2 120 lb propane tanks. Brand new AC unit just installed 6/14/2023 and new furnace installed 2/24/2022 ! Buyer must be park approved. Ground rent is $485 monthly and covers sewer bill. Seller is willing to leave the bedroom suite if buyer wants.

19. 2023-06-28
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Very nice double wide with new flooring and hardware. Parking for 2 vehicles and overflow parking nearby. Storage shed, wood deck with ramps. Stove, Refrigerator, blinds and window treatments included as well as 2 120 lb propane tanks. Brand new AC unit just installed 6/14/2023 and new furnace installed 2/24/2022 ! Buyer must be park approved. Ground rent is $485 monthly and covers sewer bill. Seller is willing to leave the bedroom suite if buyer wants.

20. 2023-06-15
    listed $72,000 Active 457-char remark

    Show marketing remark (457 chars)

    Very nice double wide with new flooring and hardware. Parking for 2 vehicles and overflow parking nearby. Storage shed, wood deck with ramps. Stove, Refrigerator, blinds and window treatments included as well as 2 120 lb propane tanks. Brand new AC unit just installed 6/14/2023 and new furnace installed 2/24/2022 ! Buyer must be park approved. Ground rent is $485 monthly and covers sewer bill. Seller is willing to leave the bedroom suite if buyer wants.

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$29/yr (+$2/mo · 1.6%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $20,707
• − Mortgage interest: −$6,436
• − Property taxes: −$1,757
• − Insurance: −$574
• − Repairs & maintenance: −$1,657
• − Management: −$1,657
• − Depreciation: −$3,343
• Taxable income: $5,283
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $5,528/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Hellam

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

Census & demographics

• Census place: Stonybrook, PA
• County: York County · 278,806 people
• 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

+59.6% since first listed

6 events — show timeline

• 2026-06-16 Price Changed $114,900 BRIGHT MLS
• 2026-05-29 Price Changed $115,400 BRIGHT MLS
• 2026-05-12 Listed $115,900 BRIGHT MLS
• 2023-07-27 Sold (MLS) $73,400 BRIGHT MLS
• 2023-06-28 Pending — BRIGHT MLS
• 2023-06-15 Listed $72,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $1,757 · +7.3% YoY. Source: county tax records.