252 James Way · Yorkana, PA 17406

$79,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 43 Days on market

Built 2004

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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
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outstanding View & "like new" condition * * 16x80-- 2004 Fleetwood Entertainer * * enjoy evenings on your covered patio & deck overlooking the rolling farmland * * 12x24 Black Bear shed w/ electric-included w/ sale * * home features vaulted ceilings, b/in entertainment ctr, top of the line appliances * * garden tub/sep shower & w/ in closet in MBR * * MUST SEE to Appreciate!

Key facts

• Premium location
• Spacious shed
• Laundry room

Tags

• PREMIUM LOCATION
• COVERED PATIO
• SPACIOUS SHED
• BUILT-IN WORKBENCH
• LAUNDRY ROOM
• WALK-IN CLOSET

Property features AI

Finance

• Other: Not in a federal flood zone; Located in Yorkana Mobile Home Community (Park name: Yorkana MHP)
• Financial info: Land lease: $545 monthly; Ground rent years remaining: 1
• HOA & community: Association fees include water, sewer, and trash

Exterior

• Parking: Attached carport (1 space); Asphalt driveway (1 space); Off-street parking (2 spaces); Total 4 garage/parking spaces
• Utilities: Private/community water; Community septic tank; Phone available; Cable TV available
• Home design: Manufactured home; Single wide (Fleetwood model 'Entertainer'); Senior community (55+); Good condition; Shingle/asphalt roof; Double-pane, double-hung windows; Above-grade living space only
• Construction: Vinyl siding; Other structures above and below grade
• Exterior features: Exterior lighting; Outbuilding(s); Deck(s); Patio(s); Level lot; Ground rent exists (land lease)

Interior

• Kitchen: Dishwasher; Built-in microwave; Refrigerator; Electric range/oven
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Eat-in kitchen; Soaking tub; Tub with shower; Walk-in shower in bathroom; Ceiling fan(s); Master bathroom; Walk-in closet(s); Storm door(s)
• Laundry & utility: Washer (main floor); Electric dryer (main floor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $914 ($11k/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.

Location & tenants

• Location reads 62/100 on livability (#1,325 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Canadochly El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 381 students, 56% FRL); Eastern York Ms (math 30% / reading 70%, grade C, #129 of 512 statewide, top 26%, 517 students, 48% FRL); Eastern York Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 632 students, 46% FRL) — zoned schools average 50% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 174 active listings in the ZIP; 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 $552 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 43 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $80k implies a 68% gain — meaningful room to come down on a strong offer.

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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 F-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: 2.31% ✓
• Cap rate: 20.01%
• Cash-on-cash: 49.00%
• DSCR: 3.18
• GRM: 3.6

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: 46.6%
• Equity multiple: 3.02×
• Total profit: $45,262
• Equity at exit: $11,913

10-year hold

• IRR: 52.3%
• Equity multiple: 6.12×
• Total profit: $114,436
• Equity at exit: $6,908

Cash invested: $22,372 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$95 /mo · $1,141/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $914

Break-even live

Break-even rent $693

Max offer price $79,900

Occupancy floor 46%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-01
   status Pending
2. 2026-04-16
   price $79,900
3. 2026-03-19
   listed $84,900 Active
4. 2005-04-29
   soldstatus $47,500 412-char remark

   Show marketing remark (412 chars)

   Outstanding View & "like new" condition * * 16x80-- 2004 Fleetwood Entertainer * * enjoy evenings on your covered patio & deck overlooking the rolling farmland * * 12x24 Black Bear shed w/ electric-included w/ sale * * home features vaulted ceilings, b/in entertainment ctr, top of the line appliances * * garden tub/sep shower & w/ in closet in MBR * * MUST SEE to Appreciate!

5. 2005-03-23
   listed $49,900 412-char remark

   Show marketing remark (412 chars)

   Outstanding View & "like new" condition * * 16x80-- 2004 Fleetwood Entertainer * * enjoy evenings on your covered patio & deck overlooking the rolling farmland * * 12x24 Black Bear shed w/ electric-included w/ sale * * home features vaulted ceilings, b/in entertainment ctr, top of the line appliances * * garden tub/sep shower & w/ in closet in MBR * * MUST SEE to Appreciate!

6. 2004-12-14
   historical
7. 2004-09-14
   listed $49,900
8. 2004-09-07
   historical
9. 2004-06-07
   listed $52,900

ⓘ 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: $1,141 · $95/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$61/yr (+$5/mo · 5.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $22,191
• − Mortgage interest: −$4,476
• − Property taxes: −$1,141
• − Insurance: −$400
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$2,324
• Taxable income: $10,300
• Est. tax owed @ 24.0%: −$2,472
• After-tax cash flow: $8,491/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: 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 — Yorkana

• Score: 62/100
• State rank: #1325
• US rank: #16358

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

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 (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -92.81%
• Current HPI: 245.4821
• 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

+51.0% since first listed

9 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-16 Price Changed $79,900 BRIGHT MLS
• 2026-03-19 Listed $84,900 BRIGHT MLS
• 2005-04-29 Sold (MLS) $47,500 BRIGHT MLS
• 2005-03-23 Listed $49,900 BRIGHT MLS
• 2004-12-14 Listing Removed — BRIGHT MLS
• 2004-09-14 Listed $49,900 BRIGHT MLS
• 2004-09-07 Listing Removed — BRIGHT MLS
• 2004-06-07 Listed $52,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $1,141 · +5.2% YoY. Source: county tax records.