159 Knob Hill Ct · York Haven, PA 17345

$102,000

3 bd · 2.0 ba · 1,600 sqft · SingleFamily · 1 Days on market

Built 2020 Fair condition 5,000 sqft lot Est $90k · 14% over ↓ 15% since listing

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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).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand new construction home in the Newberry Farms community will wow you the minute you walk through the door! As you enter the foyer and hang up your coat in the coat closet, you will then walk into the open-concept living room, dining room, and kitchen area which is packed full of unique design features and amenities. The large living room can easily accommodate a sectional couch and plenty of guests and this area is open to the dining room complete with a wet bar with built in wine coolers. The sliding glass door opens to the private backyard which can easily allow for a deck to be built and the area is nice and private as it backs up to the woods. The kitchen has a large island with a built in sink and seating at the counter so food can easily be prepared while entertaining guests – and wait until you see the show stopping walk-in pantry that is uniquely hidden among the cabinets of the kitchen! The master bedroom off of the kitchen area boasts a large walk in closet and gorgeous fully tiled walk in shower, double vanity, and three linen closets for plenty of storage. As you head to the other end of this home, you will find two bedrooms, a full bathroom, and a laundry room complete with a utility sink and built in coat & shoe storage area. This room can also be used as a mud room as it has a side entrance into the home. Additionally, the wide hallway has a built in desk and chalkboard mounted on the wall – perfect for an after school homework space or for working from home! This unique home has so many wonderful features and is a must see-schedule your showing today!

Key facts

• 5,000 sq ft lot
• Built 2020

Property features AI

Finance

• Financial info: Ground rent payment of $580 monthly

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling; Propane heating (leased or owned)
• Home design: Manufactured home (modular/manufactured construction); Ground rent ownership interest with monthly ground rent
• Construction: Modular/manufactured construction; Double-pane, insulated, low-E windows with screens and vinyl-clad frames
• Exterior features: Not in a federal flood zone; Property managed with 2+ access exits; Pets allowed on a case-by-case basis; Above-grade other structures present

Interior

• Kitchen: Built-in microwave; Dishwasher; Self-cleaning oven; Gas range/oven; Icemaker; Energy-efficient appliances
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Central air conditioning (electric); Propane heating (leased or owned)
• Interior features: Built-ins; Bar and wet/dry bar with wine storage; Open floor plan with crown moldings and recessed lighting; Kitchen island and pantry; Combination kitchen/dining and kitchen/living areas; Ceiling fans; Walk-in closet(s); Upgraded countertops; Six-panel and sliding glass doors; ENERGY STAR qualified and insulated doors
• Laundry & utility: Washer/dryer hookups only; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $102k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $723 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $102k).

Location & tenants

• Location reads 66/100 on livability (#1,044 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Northeastern York SD (suburban): math 45% / reading 63% proficiency, ranked #119 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: York Haven El Sch (math 74% / reading 74%, grade A, #89 of 1,518 statewide, top 7%, 273 students, 50% FRL); Northeastern Ms (math 35% / reading 60%, grade C-, #156 of 512 statewide, top 32%, 653 students, 44% FRL); Northeastern Shs (math 73% / reading 50%, grade B-, #74 of 437 statewide, top 17%, 1,175 students, 41% FRL).
• Market conditions: 39 active listings in the ZIP; 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 $705 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

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 $102,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.77% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.36%
• DSCR: 2.35
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $89,600
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Cassel Rd #59	0.30mi	3/2.0	1,620 (+1%)	6mo	$105,500	$65	79
701 Cassel Rd	0.32mi	3/2.0	1,792 (+12%)	4mo	$95,000	$53	62
701 Cassel Rd #105	0.32mi	4/2.0 (+1)	1,792 (+12%)	1mo	$93,000	$52	59
701 Cassel Rd #114	0.34mi	3/2.0	1,404 (-12%)	22mo	$78,500	$56	46
1515 Bowers Bridge Rd	0.64mi	3/1.5	1,380 (-14%)	19mo	$275,000	$199	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.0%
• Equity multiple: 2.03×
• Total profit: $29,516
• Equity at exit: $15,209

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $85,066
• Equity at exit: $8,819

Cash invested: $28,560 (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 17345

• Home prices YoY: -16.8%
• Active inventory: 39
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,807 medium
• Mortgage (P&I): −$535
• Tax est. 1.5%: −$128 /mo · $1,530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $723

Break-even live

Break-even rent $892

Max offer price $102,000

Occupancy floor 55%

Sensitivity live

Price	-10% $793	-5% $758	+0% $723	+5% $687	+10% $652
Rent	-10% $580	-5% $651	+0% $723	+5% $794	+10% $865
Rate	-1.0pp $774	-0.5pp $748	base $723	+0.5pp $696	+1.0pp $669

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-10
   status Pending
2. 2026-04-10
   listed $102,000 Active
3. 2021-05-28
   soldstatus $119,000 Closed 1623-char remark

   Show marketing remark (1623 chars)

   This brand new construction home in the Newberry Farms community will wow you the minute you walk through the door! As you enter the foyer and hang up your coat in the coat closet, you will then walk into the open-concept living room, dining room, and kitchen area which is packed full of unique design features and amenities. The large living room can easily accommodate a sectional couch and plenty of guests and this area is open to the dining room complete with a wet bar with built in wine coolers. The sliding glass door opens to the private backyard which can easily allow for a deck to be built and the area is nice and private as it backs up to the woods. The kitchen has a large island with a built in sink and seating at the counter so food can easily be prepared while entertaining guests – and wait until you see the show stopping walk-in pantry that is uniquely hidden among the cabinets of the kitchen! The master bedroom off of the kitchen area boasts a large walk in closet and gorgeous fully tiled walk in shower, double vanity, and three linen closets for plenty of storage. As you head to the other end of this home, you will find two bedrooms, a full bathroom, and a laundry room complete with a utility sink and built in coat & shoe storage area. This room can also be used as a mud room as it has a side entrance into the home. Additionally, the wide hallway has a built in desk and chalkboard mounted on the wall – perfect for an after school homework space or for working from home! This unique home has so many wonderful features and is a must see-schedule your showing today!

4. 2021-03-23
   status Pending 1623-char remark

   Show marketing remark (1623 chars)

   This brand new construction home in the Newberry Farms community will wow you the minute you walk through the door! As you enter the foyer and hang up your coat in the coat closet, you will then walk into the open-concept living room, dining room, and kitchen area which is packed full of unique design features and amenities. The large living room can easily accommodate a sectional couch and plenty of guests and this area is open to the dining room complete with a wet bar with built in wine coolers. The sliding glass door opens to the private backyard which can easily allow for a deck to be built and the area is nice and private as it backs up to the woods. The kitchen has a large island with a built in sink and seating at the counter so food can easily be prepared while entertaining guests – and wait until you see the show stopping walk-in pantry that is uniquely hidden among the cabinets of the kitchen! The master bedroom off of the kitchen area boasts a large walk in closet and gorgeous fully tiled walk in shower, double vanity, and three linen closets for plenty of storage. As you head to the other end of this home, you will find two bedrooms, a full bathroom, and a laundry room complete with a utility sink and built in coat & shoe storage area. This room can also be used as a mud room as it has a side entrance into the home. Additionally, the wide hallway has a built in desk and chalkboard mounted on the wall – perfect for an after school homework space or for working from home! This unique home has so many wonderful features and is a must see-schedule your showing today!

5. 2021-01-28
   listed $119,900 Active 1623-char remark

   Show marketing remark (1623 chars)

   This brand new construction home in the Newberry Farms community will wow you the minute you walk through the door! As you enter the foyer and hang up your coat in the coat closet, you will then walk into the open-concept living room, dining room, and kitchen area which is packed full of unique design features and amenities. The large living room can easily accommodate a sectional couch and plenty of guests and this area is open to the dining room complete with a wet bar with built in wine coolers. The sliding glass door opens to the private backyard which can easily allow for a deck to be built and the area is nice and private as it backs up to the woods. The kitchen has a large island with a built in sink and seating at the counter so food can easily be prepared while entertaining guests – and wait until you see the show stopping walk-in pantry that is uniquely hidden among the cabinets of the kitchen! The master bedroom off of the kitchen area boasts a large walk in closet and gorgeous fully tiled walk in shower, double vanity, and three linen closets for plenty of storage. As you head to the other end of this home, you will find two bedrooms, a full bathroom, and a laundry room complete with a utility sink and built in coat & shoe storage area. This room can also be used as a mud room as it has a side entrance into the home. Additionally, the wide hallway has a built in desk and chalkboard mounted on the wall – perfect for an after school homework space or for working from home! This unique home has so many wonderful features and is a must see-schedule your showing today!

ⓘ 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 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,682
• − Mortgage interest: −$5,714
• − Property taxes: −$1,530
• − Insurance: −$510
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$2,967
• Taxable income: $7,492
• Est. tax owed @ 24.0%: −$1,798
• After-tax cash flow: $6,872/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 · 1 photo

Fair 40/100 Cosmetic rehab

This 2020 double-wide mobile home requires cosmetic updates to its exterior and interior walls to improve its curb appeal and resale value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Painted walls need touch-up or repainting

Value-add opportunities

• Resale paint exterior siding — Enhances curb appeal
• Resale paint interior walls — Improves interior appearance
• Both update exterior landscaping — Enhances curb appeal and adds value
• Resale update interior paint — Improves interior appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Painted walls need touch-up or repainting	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale paint exterior siding — Enhances curb appeal ↑
• Resale paint interior walls — Improves interior appearance ↑
• Both update exterior landscaping — Enhances curb appeal and adds value ↑
• Resale update interior paint — Improves interior appearance ↑

ⓘ 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: Northeastern York SD
• NCES district ID: 4217520
• Math proficiency: 45% ▼ -12.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $60,807
• Composite: 47.06/100
• National rank: #2338
• State rank: #119 of 539 in PA

Livability — York Haven

• Score: 66/100
• State rank: #1044
• US rank: #11680

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,106

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Black 4% Two or more races 3% Asian 1%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Slovak 4% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 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: ▼ -52.05%
• Current HPI: 258.0184
• 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

-14.9% since first listed

5 events — show timeline

• 2026-04-10 Pending — BRIGHT MLS
• 2026-04-10 Listed $102,000 BRIGHT MLS
• 2021-05-28 Sold (MLS) $119,000 BRIGHT MLS
• 2021-03-23 Pending — BRIGHT MLS
• 2021-01-28 Listed $119,900 BRIGHT MLS