46 Elizabeth Ln · Mount Pleasant, PA 17350

$89,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 19 Days on market

Built 2011

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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 +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well kept home located in Chesapeake Estates New Oxford, featuring 3 bed rooms and 2 full baths! With tons of upgrades to suit your needs. Featuring a large kitchen, walk in closets, a kitchen pantry, master bath, and a large well kept storage shed. Don't miss out on this opportunity!

Key facts

• Spacious kitchen
• Oversized driveway
• 4 parking spots

Tags

• SPACIOUS KITCHEN
• PANTRY FOR EXTRA STORAGE
• ADORABLE LAUNDRY ROOM
• REPLACED FRONT AND BACK DECKS
• SHED INCLUDES ELECTRIC
• OVERSIZED DRIVEWAY

Property features AI

Finance

• Other: Ownership is ground rent
• HOA & community: Located in New Oxford Commons park with monthly ground rent

Exterior

• Parking: Driveway with space for four vehicles; Total of four garage/parking spaces
• Utilities: Electric service for cooling and hot water; Propane (leased) for heating; Community/private water source; Community septic tank
• Home design: Manufactured double-wide home; Single-story layout; Shingle roof
• Construction: Vinyl siding; Built as a manufactured home; No basement
• Exterior features: Not in a federal flood zone; Community/private water; Community septic tank; Ground rent payable monthly

Interior

• Kitchen: Refrigerator; Stove; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane heating (leased); Central A/C (electric)
• Interior features: Central air conditioning; Finished living area recorded by assessor
• Laundry & utility: Washer and dryer located on the main floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 1.8% in Mount Pleasant — 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 72/100 on livability (#647 in PA) — 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: 54 active listings in the ZIP; 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 $622 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 + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $60k; list at $90k 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 $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.43% ✓
• Cap rate: 20.56%
• Cash-on-cash: 50.97%
• DSCR: 3.27
• GRM: 3.4

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: 48.8%
• Equity multiple: 3.13×
• Total profit: $53,584
• Equity at exit: $13,404

10-year hold

• IRR: 54.4%
• Equity multiple: 6.35×
• Total profit: $134,569
• 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 17350

• Home prices YoY: -20.7%
• Active inventory: 54
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$148 /mo · $1,777/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $1,069

Break-even live

Break-even rent $832

Max offer price $89,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,120	-5% $1,095	+0% $1,069	+5% $1,044	+10% $1,018
Rent	-10% $897	-5% $983	+0% $1,069	+5% $1,155	+10% $1,242
Rate	-1.0pp $1,114	-0.5pp $1,092	base $1,069	+0.5pp $1,046	+1.0pp $1,022

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: —

Listing history 14 events

1. 2026-06-18
   days on market $89,900 Active 19 DOM
2. 2026-06-17
   days on market $89,900 Active 18 DOM
3. 2026-06-16
   days on market $89,900 Active 17 DOM
4. 2026-06-15
   days on market $89,900 Active 16 DOM
5. 2026-06-14
   days on market $89,900 Active 14 DOM
6. 2026-06-13
   days on market $89,900 Active 13 DOM
7. 2026-06-10
   days on market $89,900 Active 11 DOM
8. 2026-06-09
   days on market $89,900 Active 10 DOM
9. 2026-06-08
   days on market $89,900 Active 9 DOM
10. 2026-06-07
    days on market $89,900 Active 8 DOM
11. 2026-06-02
    days on market $89,900 Active 3 DOM
12. 2026-06-01
    days on market $89,900 Active 2 DOM
13. 2026-05-30
    remarks 699-char remark
14. 2026-05-30
    listed $89,900 Active 1 DOM

ⓘ 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: $1,777 · $148/mo
• Projected year-2 tax: $1,777 · $148/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $26,220
• − Mortgage interest: −$5,036
• − Property taxes: −$1,777
• − Insurance: −$450
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$2,615
• Taxable income: $12,148
• Est. tax owed @ 24.0%: −$2,915
• After-tax cash flow: $9,915/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 — Mount Pleasant

• Score: 72/100
• State rank: #647
• US rank: #6287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,219

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 10% Two or more races 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7%

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: ▼ -76.47%
• Current HPI: 293.6445
• 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

+45.2% since first listed

11 events — show timeline

• 2026-05-30 Listed $89,900 BRIGHT MLS
• 2021-07-09 Sold (MLS) $59,900 BRIGHT MLS
• 2021-06-13 Pending — BRIGHT MLS
• 2021-05-26 Relisted — BRIGHT MLS
• 2021-05-21 Pending — BRIGHT MLS
• 2021-05-15 Price Changed $59,999 BRIGHT MLS
• 2021-05-06 Listed $63,900 BRIGHT MLS
• 2018-09-28 Listing Removed — BRIGHT MLS
• 2018-09-28 Listing Removed — BRIGHT MLS
• 2017-09-01 Listed $60,000 BRIGHT MLS
• 2017-07-20 Listed $61,900 BRIGHT MLS

Property tax history

+4.1%/yr

Latest (2026): $1,777 · +1.9% YoY. Source: county tax records.