233 Eagle Dr · Berwick, PA 17331

$105,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 154 Days on market

Built 2020 Good condition $88/sqft · at area comps Est $102k · at est.

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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 +6.0/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 2020 manufactured home, one owner, move in ready, in the Eagle View Community. 3 bedrooms and 2 baths. Inside you will find an open floor plan with drywall in the main impact areas! Kitchen has ample cabinets, counter tops and island. Primary bedroom has its own full bathroom with a walk-in shower. Other end of home includes 2 more bedrooms and the primary bathroom. Laundry room is located just off the kitchen with plenty of room and storage shelving. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Close to shopping, dining, and more. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

Key facts

• 2 parking spots
• Built 2020
• Listed 153 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $105k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $568 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.4% in Berwick — 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 (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• 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: Rents rising fast (+4.7%/yr); 386 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $70k; list at $105k implies a 50% 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 $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 154 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 12.78%
• Cash-on-cash: 23.18%
• DSCR: 2.03
• GRM: 5.2

CMA / ARV

• ARV (median comp): $101,656
• List price: $105,000
• Delta: 3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.67% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 1.75×
• Total profit: $22,085
• Equity at exit: $15,656

10-year hold

• IRR: 27.8%
• Equity multiple: 3.66×
• Total profit: $78,246
• Equity at exit: $9,078

Cash invested: $29,400 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 386
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$171 /mo · $2,054/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $568

Break-even live

Break-even rent $969

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $627	-5% $598	+0% $568	+5% $538	+10% $508
Rent	-10% $435	-5% $501	+0% $568	+5% $635	+10% $701
Rate	-1.0pp $621	-0.5pp $595	base $568	+0.5pp $541	+1.0pp $513

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $105,000 Active 154 DOM
2. 2026-06-17
   days on market $105,000 Active 153 DOM
3. 2026-06-16
   days on market $105,000 Active 152 DOM
4. 2026-06-15
   days on market $105,000 Active 151 DOM
5. 2026-06-14
   days on market $105,000 Active 149 DOM
6. 2026-06-13
   days on market $105,000 Active 148 DOM
7. 2026-06-10
   days on market $105,000 Active 146 DOM
8. 2026-06-09
   days on market $105,000 Active 145 DOM
9. 2026-06-08
   days on market $105,000 Active 144 DOM
10. 2026-06-07
    days on market $105,000 Active 143 DOM
11. 2026-06-02
    days on market $105,000 Active 138 DOM
12. 2026-06-01
    days on market $105,000 Active 137 DOM
13. 2026-05-31
    days on market $105,000 Active 136 DOM
14. 2026-05-30
    days on market $105,000 Active 135 DOM
15. 2026-01-16
    listed $105,000 Active 719-char remark

    Show marketing remark (719 chars)

    Well maintained 2020 manufactured home, one owner, move in ready, in the Eagle View Community. 3 bedrooms and 2 baths. Inside you will find an open floor plan with drywall in the main impact areas! Kitchen has ample cabinets, counter tops and island. Primary bedroom has its own full bathroom with a walk-in shower. Other end of home includes 2 more bedrooms and the primary bathroom. Laundry room is located just off the kitchen with plenty of room and storage shelving. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Close to shopping, dining, and more. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

16. 2026-01-12
    historical $105,000 719-char remark

    Show marketing remark (719 chars)

    Well maintained 2020 manufactured home, one owner, move in ready, in the Eagle View Community. 3 bedrooms and 2 baths. Inside you will find an open floor plan with drywall in the main impact areas! Kitchen has ample cabinets, counter tops and island. Primary bedroom has its own full bathroom with a walk-in shower. Other end of home includes 2 more bedrooms and the primary bathroom. Laundry room is located just off the kitchen with plenty of room and storage shelving. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Close to shopping, dining, and more. Buyer must be approved by Eagle View MHC before submitting an offer. Call for more details.

17. 2021-04-22
    soldstatus $69,900 Closed 337-char remark

    Show marketing remark (337 chars)

    New lovely manufactured home in Eagle View Community. Not your typical mobile home community. 3 bedrooms and 2 baths. Drywall in the main impact area! Master bedroom with master bath. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Set your appointment to see today!

18. 2021-03-12
    status Pending 337-char remark

    Show marketing remark (337 chars)

    New lovely manufactured home in Eagle View Community. Not your typical mobile home community. 3 bedrooms and 2 baths. Drywall in the main impact area! Master bedroom with master bath. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Set your appointment to see today!

19. 2021-01-22
    price $69,900 337-char remark

    Show marketing remark (337 chars)

    New lovely manufactured home in Eagle View Community. Not your typical mobile home community. 3 bedrooms and 2 baths. Drywall in the main impact area! Master bedroom with master bath. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Set your appointment to see today!

20. 2020-12-17
    price $74,900 337-char remark

    Show marketing remark (337 chars)

    New lovely manufactured home in Eagle View Community. Not your typical mobile home community. 3 bedrooms and 2 baths. Drywall in the main impact area! Master bedroom with master bath. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Set your appointment to see today!

21. 2020-11-04
    listed $79,900 Active 337-char remark

    Show marketing remark (337 chars)

    New lovely manufactured home in Eagle View Community. Not your typical mobile home community. 3 bedrooms and 2 baths. Drywall in the main impact area! Master bedroom with master bath. Gas heat. Lot rent includes water & trash. Sewer is billed separately. Propane is metered and billed separately. Set your appointment to see today!

ⓘ 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: $2,054 · $171/mo
• Projected year-2 tax: $2,054 · $171/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,254
• − Mortgage interest: −$5,882
• − Property taxes: −$2,054
• − Insurance: −$525
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$3,055
• Taxable income: $5,498
• Est. tax owed @ 24.0%: −$1,320
• After-tax cash flow: $5,495/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 · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 2020 manufactured home in Eagle View Community is move-in ready and offers a good return on investment.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and home value
• Both Replace carpet with hardwood — Improves both resale and rental value
• Both Install smart home devices — Enhances home's appeal and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and home value ↑
• Both Replace carpet with hardwood — Improves both resale and rental value ↑
• Both Install smart home devices — Enhances home's appeal and energy efficiency ↑

ⓘ 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: 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 — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• Metro: York-Hanover, 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

+31.4% since first listed

7 events — show timeline

• 2026-01-16 Listed $105,000 BRIGHT MLS
• 2026-01-12 Coming Soon $105,000 BRIGHT MLS
• 2021-04-22 Sold (MLS) $69,900 BRIGHT MLS
• 2021-03-12 Pending — BRIGHT MLS
• 2021-01-22 Price Changed $69,900 BRIGHT MLS
• 2020-12-17 Price Changed $74,900 BRIGHT MLS
• 2020-11-04 Listed $79,900 BRIGHT MLS

Property tax history

+4.9%/yr

Latest (2026): $2,054 · +1.9% YoY. Source: county tax records.