2632 Tamela Ave · Dover, PA 17315

$120,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 29 Days on market

Built 1993 $551/mo HOA · 30% of rent

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Why this score? — see what drove the C 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very spacious and well kept home. Open floor plan to include large living room w/ wood burning fireplace, dining room & eat in kitchen. 1st flr laundry room. MBR with large full bath, soaking heart tub & double vanities. Walk in closets is all bedrooms too! Great first time home or looking for 1 floor living. Close to schools & park

Key facts

• Walk-in closets
• Storage shed
• Gas stove

Tags

• WALK-IN CLOSETS
• HEART-SHAPED SOAKING TUB
• GAS STOVE
• STORAGE SHED
• COUNTRY VIEWS

Property features AI

Finance

• Other: Ownership is fee simple; Property condition listed as very good to excellent; Lease not considered
• HOA & community: HOA fee of $551 per month; Located in the Tall Oaks Estates community

Exterior

• Parking: Asphalt driveway; Driveway parking for 2 vehicles; Off-street parking; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Electric service available; Cable TV available; Phone service available; Electric hot water
• Home design: Manufactured home (double wide); Single-story/entry-level layout; Main entrance faces west
• Construction: Vinyl and aluminum siding; Architectural shingle roof; Above-grade and below-grade structures; Year built (assessor source)
• Exterior features: Blacktop road access; Not in a federal flood zone; Pets allowed (cats and dogs; number limit)

Interior

• Kitchen: Dishwasher; Gas oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning (electric)
• Interior features: Soaking tub; Walk-in shower; Tub/shower; Recessed lighting; Ceiling fans; Dining area; Kitchen with table space; Skylights; Window treatments; Traditional floor plan; Entry-level bedroom
• Laundry & utility: Washer and dryer in unit; Main floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $140 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.1% in Dover — 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 71/100 on livability (#680 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Dover Area Hs (math 72% / reading 15%, grade F, #213 of 437 statewide, top 49%, 1,016 students, 49% FRL) — zoned schools average 49% FRL vs 30% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 170 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $40k; list at $120k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.55% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 5.4

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,163
• Equity at exit: $17,892

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $4,029
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,857 high
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$50
• HOA: −$551
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $140

Break-even live

Break-even rent $1,679

Max offer price $120,000

Occupancy floor 87%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4077 Majestic Ct Dover, PA	3.0	2.5	1598	$1,775	$1.11	20d	1	0.80mi
400 1 Dover Highlands Dover, PA	1.0–2.0	1.0	910	$1,595	$1.75	13d	12	0.86mi
3807 Castle Dr Dover, PA	3.0	2.5	1402	$2,150	$1.53	20d	1	0.88mi
3712 Castle Dr Dover, PA	3.0	2.5	1450	$1,895	$1.31	43d	1	0.91mi
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	13d	17	1.11mi

HOA detail

• Monthly dues: $551 · $6,612/yr

Listing history 31 events

1. 2026-06-18
   days on market $120,000 Active 29 DOM
2. 2026-06-17
   days on market $120,000 Active 28 DOM
3. 2026-06-16
   days on market $120,000 Active 27 DOM
4. 2026-06-15
   days on market $120,000 Active 26 DOM
5. 2026-06-14
   days on market $120,000 Active 24 DOM
6. 2026-06-13
   days on market $120,000 Active 23 DOM
7. 2026-06-10
   days on market $120,000 Active 21 DOM
8. 2026-06-09
   days on market $120,000 Active 20 DOM
9. 2026-06-08
   days on market $120,000 Active 19 DOM
10. 2026-06-07
    days on market $120,000 Active 18 DOM
11. 2026-06-05
    days on market $120,000 Active 15 DOM
12. 2026-06-02
    days on market $120,000 Active 13 DOM
13. 2026-06-01
    days on market $120,000 Active 12 DOM
14. 2026-05-31
    days on market $120,000 Active 11 DOM
15. 2026-05-30
    days on market $120,000 Active 10 DOM
16. 2026-05-20
    listed $120,000 Active
17. 2015-06-05
    soldstatus $40,500 353-char remark

    Show marketing remark (353 chars)

    Very spacious and well kept home. Open floor plan to include large living room w/ wood burning fireplace, dining room & eat in kitchen. 1st flr laundry room. MBR with large full bath, soaking heart tub & double vanities. Walk in closets is all bedrooms too! Great first time home or looking for 1 floor living. Close to schools & park

18. 2015-05-02
    historical 353-char remark

    Show marketing remark (353 chars)

    Very spacious and well kept home. Open floor plan to include large living room w/ wood burning fireplace, dining room & eat in kitchen. 1st flr laundry room. MBR with large full bath, soaking heart tub & double vanities. Walk in closets is all bedrooms too! Great first time home or looking for 1 floor living. Close to schools & park

19. 2015-04-29
    listed $40,500 353-char remark

    Show marketing remark (353 chars)

    Very spacious and well kept home. Open floor plan to include large living room w/ wood burning fireplace, dining room & eat in kitchen. 1st flr laundry room. MBR with large full bath, soaking heart tub & double vanities. Walk in closets is all bedrooms too! Great first time home or looking for 1 floor living. Close to schools & park

20. 2012-09-22
    historical
21. 2012-04-25
    listed $34,500
22. 2010-12-07
    historical
23. 2010-09-09
    listed $39,900
24. 2010-01-11
    historical
25. 2008-02-15
    soldstatus $32,000
26. 2008-01-14
    listed $32,000
27. 2004-07-08
    historical
28. 2004-06-21
    historical
29. 2003-07-09
    listed $39,900
30. 2003-06-22
    listed $62,500
31. 2002-04-11
    listed $43,000

ⓘ 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: $1,158 · $97/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$369/yr (+$31/mo · 31.9%)

ⓘ 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 ≥102°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 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,288
• − Mortgage interest: −$6,722
• − Property taxes: −$1,158
• − Insurance: −$600
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$6,612
• − Depreciation: −$3,491
• Taxable income: $139
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $1,653/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 — Dover

• Score: 71/100
• State rank: #680
• US rank: #6649

Category grades

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

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

+179.1% since first listed

16 events — show timeline

• 2026-05-20 Listed $120,000 BRIGHT MLS
• 2015-06-05 Sold (MLS) $40,500 BRIGHT MLS
• 2015-05-02 Listing Removed — BRIGHT MLS
• 2015-04-29 Listed $40,500 BRIGHT MLS
• 2012-09-22 Listing Removed — BRIGHT MLS
• 2012-04-25 Listed $34,500 BRIGHT MLS
• 2010-12-07 Listing Removed — BRIGHT MLS
• 2010-09-09 Listed $39,900 BRIGHT MLS
• 2010-01-11 Listing Removed — BRIGHT MLS
• 2008-02-15 Sold (MLS) $32,000 BRIGHT MLS
• 2008-01-14 Listed $32,000 BRIGHT MLS
• 2004-07-08 Listing Removed — BRIGHT MLS
• 2004-06-21 Listing Removed — BRIGHT MLS
• 2003-07-09 Listed $39,900 BRIGHT MLS
• 2003-06-22 Listed $62,500 BRIGHT MLS
• 2002-04-11 Listed $43,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $1,158 · +0.9% YoY. Source: county tax records.