115 Garden Ave · Wrightsville, PA 17368

$99,900

2 bd · 1.0 ba · 880 sqft · Manufactured public records · 3 Days on market

Built 1950 6,682 sqft lot

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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 +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy, affordable living in the heart of Wrightsville Borough! This double-wide home, situated on its own land, offers an updated layout—originally designed as a three-bedroom and now converted into a spacious two-bedroom configuration for added comfort. Enjoy a large living room, a dedicated dining area, and a functional kitchen complete with all appliances. Convenience continues with a main-level laundry area, full bath, and generous bedroom sizes. Step outside to a fully fenced yard—perfect for pets, gardening, ( shed included ) or outdoor entertaining—plus the added bonus of a one-car garage for storage and parking. Ideally located just minutes from Route 30,

Key facts

• Functional kitchen
• One-car garage
• Fully fenced yard

Tags

• DEDICATED DINING AREA
• FUNCTIONAL KITCHEN
• MAIN-LEVEL LAUNDRY AREA
• FULLY FENCED YARD
• ONE-CAR GARAGE
• MINUTES FROM ROUTE 30

Property features AI

Exterior

• Parking: Detached garage with front entry (1 garage space)
• Utilities: Public water; Public sewer; Natural gas heating fuel; Electric hot water
• Home design: Manufactured home; Single-story living (primary rooms on main level); Fee simple ownership
• Construction: Aluminum siding; Above-grade living area only (no below-grade area reported)
• Exterior features: Not in a federal flood zone; No tidal water

Interior

• Kitchen: Standard kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Central heating; Window cooling units
• Interior features: Carpeted interior; Living room; Dining room; Kitchen; Main-floor laundry; No basement
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 73/100 on livability (#562 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eastern York Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 632 students, 46% FRL).
• Market conditions: 52 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $691 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 $28k cash investment doubles in ~6 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

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.51% ✓
• Cap rate: 12.24%
• Cash-on-cash: 21.24%
• DSCR: 1.94
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.8%
• Equity multiple: 1.55×
• Total profit: $15,369
• Equity at exit: $14,895

10-year hold

• IRR: 22.6%
• Equity multiple: 2.93×
• Total profit: $54,091
• Equity at exit: $8,638

Cash invested: $27,972 (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 17368

• Home prices YoY: -26.3%
• Active inventory: 52
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $495

Break-even live

Break-even rent $881

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Locust St Columbia, PA	1.0	1.0	744	$1,508	$2.03	14d	2	1.44mi

Listing history 3 events

1. 2026-05-08
   status Pending 1037-char remark
2. 2026-05-05
   listed $99,900 Active 1037-char remark
3. 1983-03-03
   soldstatus $13,500

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,571 · $131/mo
• Expected delta: +$7/yr (+$1/mo · 0.5%)

ⓘ 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 6/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,090
• − Mortgage interest: −$5,596
• − Property taxes: −$1,564
• − Insurance: −$500
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$2,906
• Taxable income: $4,630
• Est. tax owed @ 24.0%: −$1,111
• After-tax cash flow: $4,830/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Wrightsville

• Score: 73/100
• State rank: #562
• US rank: #5294

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wrightsville, PA
• Population (ZIP): 6,768

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 (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1% Vietnamese 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: ▼ -91.10%
• Current HPI: 255.1214
• 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

+603.7% since first listed

4 events — show timeline

• 2026-05-26 Sold (MLS) $95,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-05 Listed $99,900 BRIGHT MLS
• 1983-03-03 Sold (Public Records) $13,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,564 · +6.8% YoY. Source: county tax records.