110 Frog Pond Holw · Hamilton, PA 17301

$139,900

2 bd · 1.5 ba · 1,080 sqft · Manufactured public records · 53 Days on market

Built 1995 $130/sqft · 14% below area Est $163k · 14% under

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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).

• ARV discount +13.9/15.0
• Cash flow +13.2/30.0
• Appreciation +8.2/10.0
• Schools +4.1/10.0
• DSCR +4.0/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A terrific find in a desirable, Well-kept 55+ Community! Enjoy the comfort, simplicity, and ease of low maintenance living in one of the community's rancher style homes. Nestled on a peaceful lot surrounded by mature trees, this charming ranch-style home offers bright, inviting living spaces and thoughtful updates throughout. Step inside to an open-concept living and dining area filled with natural light, soft neutral palettes, and comfortable modern furnishings. The spacious kitchen features extensive cabinetry, a skylight that brightens the entire room, and plenty of counter space for cooking and gathering. Both bedrooms are generously sized, each with multiple windows, warm carpeting, and serene views. The bathrooms offer great storage, large vanities, and classic details, including a skylight in one for added natural light. A dedicated laundry area adds everyday convenience. Outside, the home truly shines with a covered front porch and a rear deck, perfect for morning coffee, outdoor dining, or quiet evenings by the fire pit. Surrounded by greenery and open yard space, the backyard feels private and peaceful—ideal for relaxing or entertaining. This home is full of warm character blends comfort, style, and easy single‑level living in a setting that feels like a retreat. There are some minor repairs that are needed. The roof is just 5 years old and the home has a newer hot water heater! All appliances convey! Schedule a tour today, so you don't miss out on owning this home!

Key facts

• Built 1995
• Listed 53 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (20.0% below list).
• Recommended offer: $112k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Conewago Valley SD (suburban): math 39% / reading 56% proficiency, ranked #215 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($967 loan paydown + $9k appreciation (6.3% local appreciation)).
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $29k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $140k implies a 400% gain — meaningful room to come down on a strong offer.

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 $111,884 (20.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (median comp): $163,131
• List price: $139,900
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

6.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.10×
• Total profit: $43,000
• Equity at exit: $90,983

10-year hold

• IRR: 15.9%
• Equity multiple: 4.21×
• Total profit: $125,887
• Equity at exit: $167,679

Cash invested: $39,172 (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 17301

• Home prices YoY: 2.3%
• Active inventory: 41
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-3

Break-even live

Break-even rent $1,123

Max offer price $139,306

Occupancy floor 95%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 53 DOM
2. 2026-06-17
   days on market $139,900 Active 52 DOM
3. 2026-06-16
   days on market $139,900 Active 51 DOM
4. 2026-06-15
   days on market $139,900 Active 50 DOM
5. 2026-06-14
   days on market $139,900 Active 48 DOM
6. 2026-06-13
   days on market $139,900 Active 47 DOM
7. 2026-06-10
   days on market $139,900 Active 45 DOM
8. 2026-06-09
   days on market $139,900 Active 44 DOM
9. 2026-06-08
   days on market $139,900 Active 43 DOM
10. 2026-06-07
    days on market $139,900 Active 42 DOM
11. 2026-06-02
    days on market $139,900 Active 37 DOM
12. 2026-06-01
    days on market $139,900 Active 36 DOM
13. 2026-05-31
    days on market $139,900 Active 35 DOM
14. 2026-05-30
    days on market $139,900 Active 34 DOM
15. 2026-04-27
    listed $169,000 Active 1512-char remark

    Show marketing remark (1512 chars)

    A terrific find in a desirable, Well-kept 55+ Community! Enjoy the comfort, simplicity, and ease of low maintenance living in one of the community's rancher style homes. Nestled on a peaceful lot surrounded by mature trees, this charming ranch-style home offers bright, inviting living spaces and thoughtful updates throughout. Step inside to an open-concept living and dining area filled with natural light, soft neutral palettes, and comfortable modern furnishings. The spacious kitchen features extensive cabinetry, a skylight that brightens the entire room, and plenty of counter space for cooking and gathering. Both bedrooms are generously sized, each with multiple windows, warm carpeting, and serene views. The bathrooms offer great storage, large vanities, and classic details, including a skylight in one for added natural light. A dedicated laundry area adds everyday convenience. Outside, the home truly shines with a covered front porch and a rear deck, perfect for morning coffee, outdoor dining, or quiet evenings by the fire pit. Surrounded by greenery and open yard space, the backyard feels private and peaceful—ideal for relaxing or entertaining. This home is full of warm character blends comfort, style, and easy single‑level living in a setting that feels like a retreat. There are some minor repairs that are needed. The roof is just 5 years old and the home has a newer hot water heater! All appliances convey! Schedule a tour today, so you don't miss out on owning this home!

16. 2026-04-26
    historical $169,000 1512-char remark

    Show marketing remark (1512 chars)

    A terrific find in a desirable, Well-kept 55+ Community! Enjoy the comfort, simplicity, and ease of low maintenance living in one of the community's rancher style homes. Nestled on a peaceful lot surrounded by mature trees, this charming ranch-style home offers bright, inviting living spaces and thoughtful updates throughout. Step inside to an open-concept living and dining area filled with natural light, soft neutral palettes, and comfortable modern furnishings. The spacious kitchen features extensive cabinetry, a skylight that brightens the entire room, and plenty of counter space for cooking and gathering. Both bedrooms are generously sized, each with multiple windows, warm carpeting, and serene views. The bathrooms offer great storage, large vanities, and classic details, including a skylight in one for added natural light. A dedicated laundry area adds everyday convenience. Outside, the home truly shines with a covered front porch and a rear deck, perfect for morning coffee, outdoor dining, or quiet evenings by the fire pit. Surrounded by greenery and open yard space, the backyard feels private and peaceful—ideal for relaxing or entertaining. This home is full of warm character blends comfort, style, and easy single‑level living in a setting that feels like a retreat. There are some minor repairs that are needed. The roof is just 5 years old and the home has a newer hot water heater! All appliances convey! Schedule a tour today, so you don't miss out on owning this home!

17. 2019-01-11
    soldstatus $28,000 Closed 956-char remark

    Show marketing remark (956 chars)

    Over 55 retirement community. Lot rent of $395/month covers the Sewer, Snow Removal, Trash, Water. Just 14 miles from the history of the American Civil War in the small town of Gettysburg, Pa. Very economical - One floor living with serenity in this quiet, tucked away over 55+ community in Abbottstown, Pa. This double wide home is ready to move into in well kept condition set on a permanent foundation. Open floor plan, large living area, CAC, country kitchen and dining area, laundry area opens to the 12 x 12 PT deck leads out to the mature trees in the back private yard. Home has been had the energy efficient SCCAP Weatherization Program done. 13 month HWA Home Warranty included for buyers peace of mind upon acceptable offer. Don't delay, a deal like this doesn't come around often! You must see to appreciate. * Must have park approval! Call the park office Pine Run Retirement Community [phone] 1880 Pine Run Rd, Abbottstown, PA 17301

18. 2018-12-21
    status Pending 956-char remark

    Show marketing remark (956 chars)

    Over 55 retirement community. Lot rent of $395/month covers the Sewer, Snow Removal, Trash, Water. Just 14 miles from the history of the American Civil War in the small town of Gettysburg, Pa. Very economical - One floor living with serenity in this quiet, tucked away over 55+ community in Abbottstown, Pa. This double wide home is ready to move into in well kept condition set on a permanent foundation. Open floor plan, large living area, CAC, country kitchen and dining area, laundry area opens to the 12 x 12 PT deck leads out to the mature trees in the back private yard. Home has been had the energy efficient SCCAP Weatherization Program done. 13 month HWA Home Warranty included for buyers peace of mind upon acceptable offer. Don't delay, a deal like this doesn't come around often! You must see to appreciate. * Must have park approval! Call the park office Pine Run Retirement Community [phone] 1880 Pine Run Rd, Abbottstown, PA 17301

19. 2018-07-01
    listed $39,700 Active 956-char remark

    Show marketing remark (956 chars)

    Over 55 retirement community. Lot rent of $395/month covers the Sewer, Snow Removal, Trash, Water. Just 14 miles from the history of the American Civil War in the small town of Gettysburg, Pa. Very economical - One floor living with serenity in this quiet, tucked away over 55+ community in Abbottstown, Pa. This double wide home is ready to move into in well kept condition set on a permanent foundation. Open floor plan, large living area, CAC, country kitchen and dining area, laundry area opens to the 12 x 12 PT deck leads out to the mature trees in the back private yard. Home has been had the energy efficient SCCAP Weatherization Program done. 13 month HWA Home Warranty included for buyers peace of mind upon acceptable offer. Don't delay, a deal like this doesn't come around often! You must see to appreciate. * Must have park approval! Call the park office Pine Run Retirement Community [phone] 1880 Pine Run Rd, Abbottstown, PA 17301

20. 2018-06-30
    historical
21. 2017-09-01
    listed $39,700
22. 2017-08-31
    historical
23. 2016-08-30
    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: $1,144 · $95/mo
• Projected year-2 tax: $1,677 · $140/mo
• Expected delta: +$533/yr (+$44/mo · 46.6%)

ⓘ 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 6/10 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,426
• − Mortgage interest: −$7,837
• − Property taxes: −$1,144
• − Insurance: −$700
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$4,070
• Taxable loss: −$2,472
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $553/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: Conewago Valley SD
• NCES district ID: 4206550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $54,603
• Composite: 41.08/100
• National rank: #3572
• State rank: #215 of 539 in PA

Livability — Hamilton

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

Census & demographics

• Population (ZIP): 4,122

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.34%
• Current HPI: 282.2134
• 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

+225.3% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $139,900 BRIGHT MLS
• 2026-04-27 Listed $169,000 BRIGHT MLS
• 2026-04-26 Coming Soon $169,000 BRIGHT MLS
• 2019-01-11 Sold (MLS) $28,000 BRIGHT MLS
• 2018-12-21 Pending — BRIGHT MLS
• 2018-07-01 Listed $39,700 BRIGHT MLS
• 2018-06-30 Listing Removed — BRIGHT MLS
• 2017-09-01 Listed $39,700 BRIGHT MLS
• 2017-08-31 Listing Removed — BRIGHT MLS
• 2016-08-30 Listed $43,000 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $1,144 · +1.9% YoY. Source: county tax records.