73 S Elmer Ave · Halifax, PA 17032

$65,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 23 Days on market

Built 2000

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this 3/1 mobile home in this well-cared-for community in Halifax. This property needs some TLC, but is ready to move in to by the beginning of February. At $350, the lot rent is very reasonable. Will add more pics as available.

Key facts

• Covered front porch
• Brand-new flooring
• Storage shed

Tags

• COVERED FRONT PORCH
• MATURE TREES
• STORAGE SHED
• BRAND-NEW FLOORING
• ALL-NEW WINDOWS

Property features AI

Finance

• Other: Property manager present; Annual ground rent noted in income/expense list
• Financial info: Ground rent $450 per month; Ownership: ground rent (ground rent exists)

Exterior

• Parking: Asphalt driveway with space for three vehicles (three driveway spaces, three total parking spaces)
• Utilities: Community water; Private sewer
• Home design: Manufactured single-wide home; Manufactured structure; Estimated year built with effective year 2025; Above-grade finished living area
• Construction: Modular/Manufactured construction; Fleetwood make
• Exterior features: Not in a federal flood zone; Ground rent exists and is paid monthly

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating; Propane hot water (leased propane)
• Interior features: No basement; Multiple access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#822 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Halifax Area SD (rural): math 28% / reading 55% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Halifax Area Ms (math 13% / reading 50%, grade F, #367 of 512 statewide, top 73%, 273 students, 31% FRL); Halifax Area Hs (math 54%, 244 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $23k; list at $65k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,025 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.48% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.67%
• DSCR: 1.92
• GRM: 5.6

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: 8.3%
• Equity multiple: 1.33×
• Total profit: $5,942
• Equity at exit: $9,692

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $26,514
• Equity at exit: $5,620

Cash invested: $18,200 (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 17032

• Home prices YoY: -8.3%
• Active inventory: 47
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$27
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $258

Break-even live

Break-even rent $632

Max offer price $65,000

Occupancy floor 68%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	23d	1	1.47mi

Listing history 31 events

1. 2026-06-18
   days on market $65,000 Active 23 DOM
2. 2026-06-17
   days on market $65,000 Active 22 DOM
3. 2026-06-16
   days on market $65,000 Active 21 DOM
4. 2026-06-15
   days on market $65,000 Active 20 DOM
5. 2026-06-13
   days on market $65,000 Active 18 DOM
6. 2026-06-12
   days on market $65,000 Active 17 DOM
7. 2026-06-09
   days on market $65,000 Active 14 DOM
8. 2026-06-08
   days on market $65,000 Active 13 DOM
9. 2026-06-08
   days on market $65,000 Active 12 DOM
10. 2026-06-07
    days on market $65,000 Active 11 DOM
11. 2026-06-04
    days on market $65,000 Active 8 DOM
12. 2026-06-02
    days on market $65,000 Active 7 DOM
13. 2026-06-01
    days on market $65,000 Active 6 DOM
14. 2026-05-31
    days on market $65,000 Active 5 DOM
15. 2026-05-26
    listed $65,000 Active
16. 2026-01-15
    historical
17. 2025-09-26
    listed $60,000 Active
18. 2025-09-02
    historical
19. 2025-03-25
    soldstatus $23,000 Closed 237-char remark

    Show marketing remark (237 chars)

    Check out this 3/1 mobile home in this well-cared-for community in Halifax. This property needs some TLC, but is ready to move in to by the beginning of February. At $350, the lot rent is very reasonable. Will add more pics as available.

20. 2025-03-09
    price $44,900 237-char remark

    Show marketing remark (237 chars)

    Check out this 3/1 mobile home in this well-cared-for community in Halifax. This property needs some TLC, but is ready to move in to by the beginning of February. At $350, the lot rent is very reasonable. Will add more pics as available.

21. 2025-01-23
    listed $54,900 Active 237-char remark

    Show marketing remark (237 chars)

    Check out this 3/1 mobile home in this well-cared-for community in Halifax. This property needs some TLC, but is ready to move in to by the beginning of February. At $350, the lot rent is very reasonable. Will add more pics as available.

22. 2024-11-15
    historical
23. 2024-11-13
    price $25,000
24. 2024-11-11
    price $30,000
25. 2024-11-07
    listed $35,000 Active
26. 2024-10-07
    historical
27. 2024-09-26
    price $30,000
28. 2024-09-16
    status Active
29. 2024-08-26
    status Pending
30. 2024-07-31
    price $34,500
31. 2024-07-12
    listed $39,500 Active

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $970 · $81/mo
• Expected delta: +$57/yr (+$5/mo · 6.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,508
• − Mortgage interest: −$3,641
• − Property taxes: −$914
• − Insurance: −$992
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$1,891
• Taxable income: $2,229
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $2,560/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: Halifax Area SD
• NCES district ID: 4211310
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $56,462
• Composite: 36.25/100
• National rank: #4713
• State rank: #310 of 539 in PA

Livability — Halifax

• Score: 69/100
• State rank: #822
• US rank: #8539

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,630

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.19%
• Current HPI: 276.6399
• 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

+64.6% since first listed

17 events — show timeline

• 2026-05-26 Listed $65,000 BRIGHT MLS
• 2026-01-15 Listing Removed — BRIGHT MLS
• 2025-09-26 Listed $60,000 BRIGHT MLS
• 2025-09-02 Coming Soon — BRIGHT MLS
• 2025-03-25 Sold (MLS) $23,000 BRIGHT MLS
• 2025-03-09 Price Changed $44,900 BRIGHT MLS
• 2025-01-23 Listed $54,900 BRIGHT MLS
• 2024-11-15 Listing Removed — BRIGHT MLS
• 2024-11-13 Price Changed $25,000 BRIGHT MLS
• 2024-11-11 Price Changed $30,000 BRIGHT MLS
• 2024-11-07 Listed $35,000 BRIGHT MLS
• 2024-10-07 Listing Removed — BRIGHT MLS
• 2024-09-26 Price Changed $30,000 BRIGHT MLS
• 2024-09-16 Relisted — BRIGHT MLS
• 2024-08-26 Pending — BRIGHT MLS
• 2024-07-31 Price Changed $34,500 BRIGHT MLS
• 2024-07-12 Listed $39,500 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $914 · +4.2% YoY. Source: county tax records.