3895 Craig Ave · Weigelstown, PA 17315

$49,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 87 Days on market

Built 1988 871 sqft lot $54/sqft · 23% below area Est $65k · 23% under $551/mo HOA · 35% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

Key facts

• Built 1988
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 3.4% in Weigelstown — 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 74/100 on livability (#527 in PA, #4,886 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute 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.
• Market conditions: 170 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $345 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 15y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $50k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.17% ✓
• Cap rate: 15.63%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 2.6

CMA / ARV

• ARV (median comp): $65,079
• List price: $49,900
• Delta: -23.32%
• 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: 29.0%
• Equity multiple: 2.21×
• Total profit: $16,973
• Equity at exit: $7,440

10-year hold

• IRR: 36.6%
• Equity multiple: 4.44×
• Total profit: $47,998
• Equity at exit: $4,314

Cash invested: $13,972 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$21
• HOA: −$551
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $388

Break-even live

Break-even rent $1,093

Max offer price $49,900

Occupancy floor 70%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30g Stony Ln Dover, PA	1.0–2.0	1.0	697	$1,389	$1.99	13d	13	0.86mi
400 1 Dover Highlands Dover, PA	1.0–2.0	1.0	910	$1,595	$1.75	13d	12	0.92mi
2670 Springhouse Bnd Dover, PA	1.0–2.0	1.0–2.0	991	$1,765	$1.78	13d	17	1.06mi

HOA detail

• Monthly dues: $551 · $6,612/yr

Listing history 37 events

1. 2026-06-14
   days on market $49,900 Active 87 DOM
2. 2026-06-13
   days on market $49,900 Active 86 DOM
3. 2026-06-10
   days on market $49,900 Active 84 DOM
4. 2026-06-09
   days on market $49,900 Active 83 DOM
5. 2026-06-08
   days on market $49,900 Active 82 DOM
6. 2026-06-07
   days on market $49,900 Active 81 DOM
7. 2026-06-05
   days on market $49,900 Active 78 DOM
8. 2026-06-02
   days on market $49,900 Active 76 DOM
9. 2026-06-01
   days on market $49,900 Active 75 DOM
10. 2026-05-31
    days on market $49,900 Active 74 DOM
11. 2026-05-30
    days on market $49,900 Active 73 DOM
12. 2026-04-30
    price $57,000 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

13. 2026-04-29
    status Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

14. 2026-03-27
    status Pending 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

15. 2026-03-27
    historical 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

16. 2026-03-26
    price $64,900 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

17. 2026-02-19
    price $68,000 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

18. 2026-02-19
    status Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

19. 2026-02-11
    historical 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

20. 2026-02-06
    listed $65,000 Active 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

21. 2026-02-03
    historical $65,000 732-char remark

    Show marketing remark (732 chars)

    Welcome to 3895 Craig Ave, a mobile home offering style and affordability in a great Dover location. Perfect for first‑time buyers or anyone looking to downsize comfortably. Being sold "as is" and priced to sell. Lot fee is $551.00. Highlights: * Fresh interior with new paint, most windows are new, flooring, and carpeting * New ceiling fans for improved comfort and airflow * Functional 2-bedroom, 2-bath layout * Close to Dover shopping and dining Community Features: * 24/7 emergency maintenance * Easy access to Rt. 74, I‑15, and I‑83 * Large recreation area with plenty of greenspace * Pet‑friendly (with conditions/fees) * School bus stop at entrance * Kids’ play area

22. 2024-07-31
    historical
23. 2024-07-18
    listed $44,900 Active
24. 2024-07-17
    historical
25. 2024-07-03
    price $29,995
26. 2024-06-26
    price $44,995
27. 2024-06-06
    listed $49,900 Active
28. 2022-03-03
    soldstatus $28,000 Closed
29. 2022-01-25
    status Pending
30. 2022-01-18
    listed $29,000 Active
31. 2014-10-01
    historical
32. 2014-09-16
    soldstatus $12,000
33. 2014-09-05
    historical
34. 2013-08-13
    listed $14,400
35. 2013-08-07
    listed $14,400
36. 2012-05-23
    historical
37. 2011-05-24
    listed $21,500

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $572 · $48/mo
• Expected delta: +$216/yr (+$18/mo · 60.6%)

ⓘ 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 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: $19,006
• − Mortgage interest: −$2,795
• − Property taxes: −$356
• − Insurance: −$250
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − HOA: −$6,612
• − Depreciation: −$1,452
• Taxable income: $4,501
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $3,577/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 — Weigelstown

• Score: 74/100
• State rank: #527
• US rank: #4886

Category grades

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

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

+165.1% since first listed

26 events — show timeline

• 2026-04-30 Price Changed $57,000 BRIGHT MLS
• 2026-04-29 Relisted — BRIGHT MLS
• 2026-03-27 Pending — BRIGHT MLS
• 2026-03-27 Listing Removed — BRIGHT MLS
• 2026-03-26 Price Changed $64,900 BRIGHT MLS
• 2026-02-19 Price Changed $68,000 BRIGHT MLS
• 2026-02-19 Relisted — BRIGHT MLS
• 2026-02-11 Listing Removed — BRIGHT MLS
• 2026-02-06 Listed $65,000 BRIGHT MLS
• 2026-02-03 Coming Soon $65,000 BRIGHT MLS
• 2024-07-31 Listing Removed — BRIGHT MLS
• 2024-07-18 Listed $44,900 BRIGHT MLS
• 2024-07-17 Listing Removed — BRIGHT MLS
• 2024-07-03 Price Changed $29,995 BRIGHT MLS
• 2024-06-26 Price Changed $44,995 BRIGHT MLS
• 2024-06-06 Listed $49,900 BRIGHT MLS
• 2022-03-03 Sold (MLS) $28,000 BRIGHT MLS
• 2022-01-25 Pending — BRIGHT MLS
• 2022-01-18 Listed $29,000 BRIGHT MLS
• 2014-10-01 Listing Removed — BRIGHT MLS
• 2014-09-16 Sold (MLS) $12,000 BRIGHT MLS
• 2014-09-05 Listing Removed — BRIGHT MLS
• 2013-08-13 Listed $14,400 BRIGHT MLS
• 2013-08-07 Listed $14,400 BRIGHT MLS
• 2012-05-23 Listing Removed — BRIGHT MLS
• 2011-05-24 Listed $21,500 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2025): $356 · +0.9% YoY. Source: county tax records.