300 Ridge Rd #11 · Newberry, PA 17319

$89,900

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 45 Days on market

Built 1986 Good condition $64/sqft · 68% below area

---

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
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated in 2026, just delivered to this lot 11 - taxes not yet assessed. Ready to move into this doublewide (3 beds, 2 baths). $500 monthly lot rent in Skyview MHP. All ages community. Buyer can purchase 1 yr home warranty (optional). see 30 pics.

Key facts

• Built 1986
• Listed 45 days

Property features AI

Finance

• Other: Ownership interest: Ground rent; Property condition: Very good
• HOA & community: Ground rent $500 monthly; Property manager present

Exterior

• Parking: On-street parking
• Utilities: Community water; Private sewer; Electric hot water
• Home design: Manufactured double-wide home; Above-grade living space (estimated 1,400 finished)
• Construction: Vinyl siding; Manufactured structure; Redman make; Effective year of major remodel: 2026 (estimated)
• Exterior features: Rented lot; Not in a federal flood zone; Park community named Skyview

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Land Shs (math 56% / reading 75%, grade B, #65 of 437 statewide, top 15%, 1,101 students, 27% FRL) — zoned schools at 27% FRL track the district average.
• Zoned-school proficiency averages 66% at this address vs 46% district-wide (+19 pts) — the actual schools serving this property are materially stronger than the West Shore SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 45 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.16%
• DSCR: 2.16
• GRM: 5.1

CMA / ARV

• ARV (median comp): $282,012
• List price: $89,900
• Delta: -68.12%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Hilldale Rd	0.17mi	3/2.0	1,536 (+10%)	7mo	$320,000	$208	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.9%
• Equity multiple: 1.81×
• Total profit: $20,408
• Equity at exit: $13,404

10-year hold

• IRR: 28.2%
• Equity multiple: 3.50×
• Total profit: $62,870
• Equity at exit: $7,773

Cash invested: $25,172 (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 17319

• Home prices YoY: -20.2%
• Active inventory: 45
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $549

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 58%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1660 Bamberger Rd Etters, PA	2.0	1.0	1100	$1,400	$1.27	13d	1	0.69mi
22 Persian Lilac Dr Etters, PA	3.0	1.5	1200	$1,900	$1.58	43d	1	1.26mi
572 Kellinger Rd Lewisberry, PA	2.0	1.0	1102	$1,163	$1.06	13d	2	1.30mi

Listing history 16 events

1. 2026-06-18
   days on market $89,900 Active 45 DOM
2. 2026-06-17
   days on market $89,900 Active 44 DOM
3. 2026-06-16
   days on market $89,900 Active 43 DOM
4. 2026-06-15
   days on market $89,900 Active 42 DOM
5. 2026-06-14
   days on market $89,900 Active 40 DOM
6. 2026-06-10
   days on market $89,900 Active 37 DOM
7. 2026-06-09
   days on market $89,900 Active 36 DOM
8. 2026-06-08
   days on market $89,900 Active 35 DOM
9. 2026-06-07
   days on market $89,900 Active 34 DOM
10. 2026-06-05
    days on market $89,900 Active 31 DOM
11. 2026-06-03
    days on market $89,900 Active 30 DOM
12. 2026-06-02
    days on market $89,900 Active 29 DOM
13. 2026-06-01
    days on market $89,900 Active 28 DOM
14. 2026-05-31
    days on market $89,900 Active 27 DOM
15. 2026-05-31
    days on market $89,900 Active 26 DOM
16. 2026-05-04
    listed $89,900 Active 249-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,773
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$2,615
• Taxable income: $5,481
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $5,270/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This home is in excellent condition with recent renovations, ready for immediate move-in.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Newberry

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

Census & demographics

• Population (ZIP): 10,990

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Polish 5% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▼ -68.02%
• Current HPI: 268.9557
• 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

1 event — show timeline

• 2026-05-04 Listed $89,900 BRIGHT MLS