1963 Sheaffer Rd · Mount Joy, PA 17022

$84,900

2 bd · 1.0 ba · 1,468 sqft · Land · 154 Days on market

Built 1974 ↓ 1% since listing

---

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 +4.7/10.0
• Livability +4.3/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Modern Living in E-Town: Fully Remodeled Double-Wide with Bonus Space 2 Bedrooms | 1 Bathrooms Location: Elizabethtown, Lancaster County, PA The Perfect Blend of Comfort and Convenience Welcome to your beautifully reimagined home in the heart of Elizabethtown! This isn't just a mobile home—it’s a meticulously updated residence featuring a spacious double-wide layout enhanced by custom additions that provide the extra elbow room you’ve been looking for. Every inch of this home has been thoughtfully remodeled to offer modern aesthetics and "move-in-ready" peace of mind. Interior Highlights Remodeled and new Stainless Appliances. Expansive Living Areas: Thanks to the additions, you’ll enjoy a larger-than-standard floor plan. Modern Bathroom: The bathroom is updated with [New Vanities/Modern Fixtures], bringing a spa-like feel to your daily routine. Exterior & Key Features Double-Wide Advantage: Experience the stability and width of a double-wide, offering a layout that feels much more like a traditional ranch-style home. Prime Location: Nestled in a quiet community in Elizabethtown, you are minutes away from the Amtrak station, Masonic Village, and local favorites like T. J. Rockwell’s. Easy Commute: Conveniently located near Rt 283, providing a quick 20-minute drive to both Lancaster and Harrisburg. Community Amenities Located in the [Insert Park Name, e. g. , Oak Knoll Estates / Cedar Manor] Monthly lot rent includes [Water/Sewer/Trash - Verify this with your park] Quiet, pet-friendly environment with professional management. Lot rent is $500 a month Park info - My Home Property Management, LLC Broker/Owner Address : 55 W High St, Elizabethtown PA 17022 Some photos are virtually staged for visualization. Unstaged photos are included to show the home without added furnishings or décor. "

Key facts

• Fully remodeled
• Custom additions
• Double-wide layout

Tags

• FULLY REMODELED
• DOUBLE-WIDE LAYOUT
• CUSTOM ADDITIONS
• EXPANSIVE LIVING AREAS
• MODERN BATHROOM
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $85k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.7% vs local median 2.6% in Mount Joy — 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 86/100 on livability (#59 in PA, #410 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute D.
• Elizabethtown Area SD (suburban): math 46% / reading 62% proficiency, ranked #123 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.5%/yr); 202 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); solid renter incomes; 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 $587 of loan paydown is wiped out by about $3k 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 + 6.5% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 154 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

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 $74,712 (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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.39% ✓
• Cap rate: 20.67%
• Cash-on-cash: 51.34%
• DSCR: 3.28
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.52% rent growth · sell at horizon

5-year hold

• IRR: 53.2%
• Equity multiple: 3.46×
• Total profit: $58,495
• Equity at exit: $12,659

10-year hold

• IRR: 59.7%
• Equity multiple: 8.04×
• Total profit: $167,314
• Equity at exit: $7,341

Cash invested: $23,772 (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 17022

• Home prices YoY: -29.0%
• Rents YoY: 6.5%
• Active inventory: 202
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,030 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $1,017

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 45%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
59 N Conifer DR Elizabethtown, PA	3.0	2.5	1553	$2,500	$1.61	13d	1	0.21mi
2 S Conifer DR Elizabethtown, PA	1.0–3.0	1.0–2.0	941	$2,066	$2.20	13d	141	0.38mi
303 Orange St Elizabethtown, PA	3.0	2.0	1512	$1,750	$1.16	23d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $84,900 Active 154 DOM
2. 2026-06-17
   days on market $84,900 Active 153 DOM
3. 2026-06-16
   days on market $84,900 Active 152 DOM
4. 2026-06-15
   days on market $84,900 Active 151 DOM
5. 2026-06-14
   days on market $84,900 Active 149 DOM
6. 2026-06-13
   days on market $84,900 Active 148 DOM
7. 2026-06-10
   days on market $84,900 Active 146 DOM
8. 2026-06-09
   days on market $84,900 Active 145 DOM
9. 2026-06-08
   days on market $84,900 Active 144 DOM
10. 2026-06-07
    days on market $84,900 Active 143 DOM
11. 2026-06-05
    days on market $84,900 Active 140 DOM
12. 2026-06-03
    days on market $84,900 Active 139 DOM
13. 2026-06-03
    price $84,900 Active 138 DOM
14. 2026-06-02
    days on market $86,900 Active 138 DOM
15. 2026-06-01
    days on market $86,900 Active 137 DOM
16. 2026-05-31
    days on market $86,900 Active 136 DOM
17. 2026-05-30
    days on market $86,900 Active 135 DOM
18. 2026-02-18
    price $88,900 1875-char remark

    Show marketing remark (1875 chars)

    Modern Living in E-Town: Fully Remodeled Double-Wide with Bonus Space 2 Bedrooms | 1 Bathrooms Location: Elizabethtown, Lancaster County, PA The Perfect Blend of Comfort and Convenience Welcome to your beautifully reimagined home in the heart of Elizabethtown! This isn't just a mobile home—it’s a meticulously updated residence featuring a spacious double-wide layout enhanced by custom additions that provide the extra elbow room you’ve been looking for. Every inch of this home has been thoughtfully remodeled to offer modern aesthetics and "move-in-ready" peace of mind. Interior Highlights Remodeled and new Stainless Appliances. Expansive Living Areas: Thanks to the additions, you’ll enjoy a larger-than-standard floor plan. Modern Bathroom: The bathroom is updated with [New Vanities/Modern Fixtures], bringing a spa-like feel to your daily routine. Exterior & Key Features Double-Wide Advantage: Experience the stability and width of a double-wide, offering a layout that feels much more like a traditional ranch-style home. Prime Location: Nestled in a quiet community in Elizabethtown, you are minutes away from the Amtrak station, Masonic Village, and local favorites like T. J. Rockwell’s. Easy Commute: Conveniently located near Rt 283, providing a quick 20-minute drive to both Lancaster and Harrisburg. Community Amenities Located in the [Insert Park Name, e. g. , Oak Knoll Estates / Cedar Manor] Monthly lot rent includes [Water/Sewer/Trash - Verify this with your park] Quiet, pet-friendly environment with professional management. Lot rent is $500 a month Park info - My Home Property Management, LLC Broker/Owner Address : 55 W High St, Elizabethtown PA 17022 Some photos are virtually staged for visualization. Unstaged photos are included to show the home without added furnishings or décor. "

19. 2026-01-15
    listed $90,000 Active 1875-char remark

    Show marketing remark (1875 chars)

    Modern Living in E-Town: Fully Remodeled Double-Wide with Bonus Space 2 Bedrooms | 1 Bathrooms Location: Elizabethtown, Lancaster County, PA The Perfect Blend of Comfort and Convenience Welcome to your beautifully reimagined home in the heart of Elizabethtown! This isn't just a mobile home—it’s a meticulously updated residence featuring a spacious double-wide layout enhanced by custom additions that provide the extra elbow room you’ve been looking for. Every inch of this home has been thoughtfully remodeled to offer modern aesthetics and "move-in-ready" peace of mind. Interior Highlights Remodeled and new Stainless Appliances. Expansive Living Areas: Thanks to the additions, you’ll enjoy a larger-than-standard floor plan. Modern Bathroom: The bathroom is updated with [New Vanities/Modern Fixtures], bringing a spa-like feel to your daily routine. Exterior & Key Features Double-Wide Advantage: Experience the stability and width of a double-wide, offering a layout that feels much more like a traditional ranch-style home. Prime Location: Nestled in a quiet community in Elizabethtown, you are minutes away from the Amtrak station, Masonic Village, and local favorites like T. J. Rockwell’s. Easy Commute: Conveniently located near Rt 283, providing a quick 20-minute drive to both Lancaster and Harrisburg. Community Amenities Located in the [Insert Park Name, e. g. , Oak Knoll Estates / Cedar Manor] Monthly lot rent includes [Water/Sewer/Trash - Verify this with your park] Quiet, pet-friendly environment with professional management. Lot rent is $500 a month Park info - My Home Property Management, LLC Broker/Owner Address : 55 W High St, Elizabethtown PA 17022 Some photos are virtually staged for visualization. Unstaged photos are included to show the home without added furnishings or décor. "

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,361
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,949
• − Management: −$1,949
• − Depreciation: −$2,470
• Taxable income: $11,540
• Est. tax owed @ 24.0%: −$2,770
• After-tax cash flow: $9,435/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: Elizabethtown Area SD
• NCES district ID: 4209120
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $59,380
• Composite: 46.94/100
• National rank: #2361
• State rank: #123 of 539 in PA

Livability — Mount Joy

• Score: 86/100
• State rank: #59
• US rank: #410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lancaster County · 390,309 people
• City population: 19,761
• Metro: Lancaster, PA
• Population (ZIP): 31,908
• Household income: $86,767
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 1404.0

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Black 1% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Asian/Pacific 1%

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: ▼ -108.73%
• Current HPI: 266.3184
• Rent YoY: ▲ 6.52%
• 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

-1.2% since first listed

2 events — show timeline

• 2026-02-18 Price Changed $88,900 BRIGHT MLS
• 2026-01-15 Listed $90,000 BRIGHT MLS

Property tax history

-0.9%/yr

Latest (2026): $6,883 · +5.0% YoY. Source: county tax records.