475-LT 12 Wabash Rd · East Cocalico, PA 17522

$50,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 3 Days on market

Built 1994

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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 +4.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Buyer Agent to verify square footage and tax information. Preferred settlement company is Mobile Home Settlements, LLC. Home is being sold As-Is.

Key facts

• Built 1994
• Listed 3 days

Property features AI

Finance

• Other: Not located in a federal flood zone; Property manager present; Overall condition listed as average; Located in Haldeman Park
• Financial info: Ground rent exists and is paid monthly; Monthly ground rent: $650; Property is held as ground rent ownership; Improvement assessed value: $12,400

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Fiber optic internet
• Home design: Manufactured single-wide home; Estimated year built
• Construction: Aluminum siding; Shingle roof; Above-grade structure
• Exterior features: Patio(s); Pets allowed (case-by-case; cats and dogs OK; breed restrictions may apply)

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heat; Central air conditioning; Electric hot water
• Interior features: One wood-burning fireplace
• Laundry & utility: Dryer in unit

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 $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cocalico SD (suburban): math 45% / reading 60% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Reamstown El Sch (math 47% / reading 62%, grade C, #504 of 1,518 statewide, top 37%, 396 students, 43% FRL); Cocalico Ms (math 34% / reading 59%, grade D+, #172 of 512 statewide, top 35%, 682 students, 43% FRL); Cocalico Shs (math 78% / reading 24%, grade D+, #121 of 437 statewide, top 28%, 1,008 students, 38% FRL) — zoned schools average 41% FRL vs 22% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 117 active listings in the ZIP; 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.59% ✓
• Cap rate: 23.37%
• Cash-on-cash: 61.00%
• DSCR: 3.71
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.83% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 3.55×
• Total profit: $35,717
• Equity at exit: $7,455

10-year hold

• IRR: 62.9%
• Equity multiple: 6.96×
• Total profit: $83,422
• Equity at exit: $4,323

Cash invested: $14,000 (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 17522

• Rents YoY: 1.8%
• Active inventory: 117
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $712

Break-even live

Break-even rent $394

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $740	-5% $726	+0% $712	+5% $698	+10% $683
Rent	-10% $609	-5% $661	+0% $712	+5% $763	+10% $814
Rate	-1.0pp $737	-0.5pp $724	base $712	+0.5pp $699	+1.0pp $686

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $50,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $50,000 Coming Soon 2 DOM
3. 2026-06-15
   remarks 145-char remark
4. 2026-06-15
   listed $50,000 Coming Soon 1 DOM

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $566 · $47/mo
• Expected delta: +$224/yr (+$19/mo · 65.7%)

ⓘ 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 ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,542
• − Mortgage interest: −$2,801
• − Property taxes: −$341
• − Insurance: −$250
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$1,455
• Taxable income: $8,208
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $6,570/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: Cocalico SD
• NCES district ID: 4206270
• Math proficiency: 45% ▼ -6.00%
• Reading proficiency: 60% ▼ -13.00%
• Median HH income: $63,457
• Composite: 46.09/100
• National rank: #2512
• State rank: #130 of 539 in PA

Livability — East Cocalico

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

Census & demographics

• Census place: Stevens, PA
• County: Lancaster County · 390,309 people
• Metro: Lancaster, PA
• Population (ZIP): 33,852
• Household income: $74,828
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 856.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 7% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 2% Scotch-Irish 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 88% English-only · German/W. Germanic 4% Spanish 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.30%
• Current HPI: 269.6157
• Rent YoY: ▲ 1.83%
• Metro: Lancaster, 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

1 event — show timeline

• 2026-06-15 Coming Soon $50,000 BRIGHT MLS

Property tax history

-4.2%/yr

Latest (2026): $341 · +4.7% YoY. Source: county tax records.