96 Buttonwood Dr · Dillsburg, PA 17019

$39,700

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 118 Days on market

Built 1976 $55/sqft · 62% 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 +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Pin Oak Mobile Home Community in Dillsburg, conveniently located near schools, medical facilities, shopping, restaurants, and major highways. This cozy one-floor home offers 2 bedrooms and 2 full bathrooms, along with a built-in space perfect for a coffee bar. You’ll appreciate the updated windows and doors and luxury vinyl flooring throughout. Enjoy your morning coffee on the covered deck, and take advantage of propane heat and cooking with your own tank. An oversized shed provides great storage. Affordable living with low taxes and monthly lot rent of $598, which includes trash and snow removal on community roads. Value-priced and ready to welcome you home!

Key facts

• 2 parking spots
• Built 1976
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $792 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.3% vs local median 2.2% in Dillsburg — 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 76/100 on livability (#398 in PA, #3,615 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Northern York County SD (rural): math 35% / reading 57% proficiency, ranked #223 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Northern El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 395 students, 40% FRL); Northern Ms (math 23% / reading 52%, grade F, #292 of 512 statewide, top 58%, 751 students, 26% FRL); Northern Hs (math 56%, 1,051 students, 21% FRL).
• Market conditions: 94 active listings in the ZIP; 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 $274 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $40k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,127 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.48% ✓
• Cap rate: 32.25%
• Cash-on-cash: 92.71%
• DSCR: 5.13
• GRM: 2.4

CMA / ARV

• ARV (median comp): $103,121
• List price: $39,700
• Delta: -61.50%
• Verdict: UNDERPRICED
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 86.0%
• Equity multiple: 4.96×
• Total profit: $44,068
• Equity at exit: $5,919

10-year hold

• IRR: 89.2%
• Equity multiple: 10.31×
• Total profit: $103,501
• Equity at exit: $3,433

Cash invested: $11,116 (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 17019

• Home prices YoY: -26.9%
• Active inventory: 94
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,381 medium
• Mortgage (P&I): −$208
• Tax from tax record: −$7 /mo · $89/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $792

Break-even live

Break-even rent $378

Max offer price $39,700

Occupancy floor 38%

Sensitivity live

Price	-10% $815	-5% $804	+0% $792	+5% $781	+10% $770
Rent	-10% $683	-5% $738	+0% $792	+5% $847	+10% $901
Rate	-1.0pp $812	-0.5pp $802	base $792	+0.5pp $782	+1.0pp $772

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: $9,925
• Closing costs: $1,191
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $39,700 Active 118 DOM
2. 2026-06-18
   days on market $39,700 Active 115 DOM
3. 2026-06-17
   days on market $39,700 Active 114 DOM
4. 2026-06-16
   days on market $39,700 Active 113 DOM
5. 2026-06-15
   days on market $39,700 Active 112 DOM
6. 2026-06-14
   days on market $39,700 Active 110 DOM
7. 2026-06-13
   days on market $39,700 Active 109 DOM
8. 2026-06-10
   days on market $39,700 Active 107 DOM
9. 2026-06-09
   days on market $39,700 Active 106 DOM
10. 2026-06-08
    days on market $39,700 Active 105 DOM
11. 2026-06-07
    days on market $39,700 Active 104 DOM
12. 2026-06-05
    days on market $39,700 Active 101 DOM
13. 2026-06-03
    days on market $39,700 Active 100 DOM
14. 2026-06-02
    days on market $39,700 Active 99 DOM
15. 2026-06-01
    days on market $39,700 Active 98 DOM
16. 2026-05-31
    days on market $39,700 Active 97 DOM
17. 2026-05-31
    days on market $39,700 Active 96 DOM
18. 2026-03-31
    price $39,700 688-char remark

    Show marketing remark (688 chars)

    Welcome to the Pin Oak Mobile Home Community in Dillsburg, conveniently located near schools, medical facilities, shopping, restaurants, and major highways. This cozy one-floor home offers 2 bedrooms and 2 full bathrooms, along with a built-in space perfect for a coffee bar. You’ll appreciate the updated windows and doors and luxury vinyl flooring throughout. Enjoy your morning coffee on the covered deck, and take advantage of propane heat and cooking with your own tank. An oversized shed provides great storage. Affordable living with low taxes and monthly lot rent of $598, which includes trash and snow removal on community roads. Value-priced and ready to welcome you home!

19. 2026-02-24
    listed $44,777 Active 688-char remark

    Show marketing remark (688 chars)

    Welcome to the Pin Oak Mobile Home Community in Dillsburg, conveniently located near schools, medical facilities, shopping, restaurants, and major highways. This cozy one-floor home offers 2 bedrooms and 2 full bathrooms, along with a built-in space perfect for a coffee bar. You’ll appreciate the updated windows and doors and luxury vinyl flooring throughout. Enjoy your morning coffee on the covered deck, and take advantage of propane heat and cooking with your own tank. An oversized shed provides great storage. Affordable living with low taxes and monthly lot rent of $598, which includes trash and snow removal on community roads. Value-priced and ready to welcome you home!

20. 2026-02-17
    historical $44,777 688-char remark

    Show marketing remark (688 chars)

    Welcome to the Pin Oak Mobile Home Community in Dillsburg, conveniently located near schools, medical facilities, shopping, restaurants, and major highways. This cozy one-floor home offers 2 bedrooms and 2 full bathrooms, along with a built-in space perfect for a coffee bar. You’ll appreciate the updated windows and doors and luxury vinyl flooring throughout. Enjoy your morning coffee on the covered deck, and take advantage of propane heat and cooking with your own tank. An oversized shed provides great storage. Affordable living with low taxes and monthly lot rent of $598, which includes trash and snow removal on community roads. Value-priced and ready to welcome you home!

21. 2022-12-06
    soldstatus $20,000 Closed 288-char remark

    Show marketing remark (288 chars)

    Enjoy easy living in this quite community of Pin Oak. This home has 2 bedrooms, 1.5 bathrooms, living room and kitchen. Enjoy sitting outside on the patio when the weather is nice. This home has already converted over to propane and the tank is owned. Come check it out before it is gone!

22. 2022-11-25
    status Pending 288-char remark

    Show marketing remark (288 chars)

    Enjoy easy living in this quite community of Pin Oak. This home has 2 bedrooms, 1.5 bathrooms, living room and kitchen. Enjoy sitting outside on the patio when the weather is nice. This home has already converted over to propane and the tank is owned. Come check it out before it is gone!

23. 2022-11-11
    listed $25,000 Active 288-char remark

    Show marketing remark (288 chars)

    Enjoy easy living in this quite community of Pin Oak. This home has 2 bedrooms, 1.5 bathrooms, living room and kitchen. Enjoy sitting outside on the patio when the weather is nice. This home has already converted over to propane and the tank is owned. Come check it out before it is gone!

ⓘ 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: $89 · $7/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$269/yr (+$22/mo · 300.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,572
• − Mortgage interest: −$2,224
• − Property taxes: −$89
• − Insurance: −$996
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$1,155
• Taxable income: $9,456
• Est. tax owed @ 24.0%: −$2,270
• After-tax cash flow: $7,239/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: Northern York County SD
• NCES district ID: 4217760
• Math proficiency: 35% ▼ -11.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $65,255
• Composite: 40.84/100
• National rank: #3629
• State rank: #223 of 539 in PA

Livability — Dillsburg

• Score: 76/100
• State rank: #398
• US rank: #3615

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dillsburg, PA
• Population (ZIP): 19,294

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 2% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1% German/W. Germanic 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: ▼ -93.66%
• Current HPI: 254.4777
• 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

+58.8% since first listed

6 events — show timeline

• 2026-03-31 Price Changed $39,700 BRIGHT MLS
• 2026-02-24 Listed $44,777 BRIGHT MLS
• 2026-02-17 Coming Soon $44,777 BRIGHT MLS
• 2022-12-06 Sold (MLS) $20,000 BRIGHT MLS
• 2022-11-25 Pending — BRIGHT MLS
• 2022-11-11 Listed $25,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2025): $89 · +1.0% YoY. Source: county tax records.