512 Meade Ave · Parkville, PA 17331

$119,000

3 bd · 1.0 ba · 792 sqft · Manufactured public records · 10 Days on market

Built 1975 5,999 sqft lot

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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 +21.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * A sight unseen offer was accepted on this property. * * * Affordable Living! Take a look at this 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include updated kitchen with appliances to convey with sale. Updated flooring and paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway with extensions to be able to park two vehicles side by side, for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. Rear patio is the perfect spot for a small fire ring and chairs to enjoy the outdoors! 12x12 Storage shed in rear yard- needs TLC. Cash or bank portfolio loans only. Selling strictly as-is and where is. Estate Sale- Seller will make no repairs or updates.

Key facts

• 5,999 sq ft lot
• 2 parking spots
• Built 1975

Property features AI

Finance

• Other: Fee simple ownership; Property in a suburban location with paved roads
• HOA & community: Ground rent paid annually

Exterior

• Parking: 2 total garage/parking spaces; Driveway with 2 spaces; On-street parking; Paved driveway
• Utilities: Public water; Public sewer; Municipal trash collection; Electric service (100 Amp); Oil heating; Electric hot water
• Home design: Mobile home (single wide, Clarion); Pre-1976 mobile home; One-story structure
• Construction: Vinyl and aluminum siding; Rubber roof; No basement
• Exterior features: Level lot; Awning(s); Outbuilding(s); Sidewalks; Enclosed porch; Patio(s); Porch(es); Partially fenced; Shed

Interior

• Kitchen: Stove; Refrigerator; Eat-in kitchen; Breakfast area
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminated flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (oil); Central air conditioning; 100 amp electrical service; Electric hot water
• Interior features: Tub/shower; Breakfast area; Combination kitchen and dining area; Entry-level bedroom; Kitchen eat-in; Walk-in closet(s); Paneled walls; Drywall; Insulated and storm doors; Not furnished
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.0% vs local median 2.7% in Parkville — 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 77/100 on livability (#357 in PA, #3,134 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, amenities F, commute F.
• South Western SD (suburban): math 37% / reading 56% proficiency, ranked #206 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 386 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,328 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $88k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $119,000

Questions for the listing agent

1. Built in 1975 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $74,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 & 403 Meade Ave	0.12mi	2/1.0 (-1)	900 (+14%)	21mo	$85,000	$94	49

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 · 4.67% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-6,281
• Equity at exit: $17,743

10-year hold

• IRR: 6.6%
• Equity multiple: 1.53×
• Total profit: $17,593
• Equity at exit: $10,289

Cash invested: $33,320 (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 17331

• Home prices YoY: -33.8%
• Rents YoY: 4.7%
• Active inventory: 386
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$624
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $171

Break-even live

Break-even rent $1,028

Max offer price $119,000

Occupancy floor 81%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 E Walnut St Unit 29 Hanover, PA	2.0	1.0	700	$945	$1.35	21d	1	0.94mi
807 W Alvin St Unit 835 Hanover, PA	2.0	1.0	700	$1,000	$1.43	21d	1	1.11mi
807 W Alvin St Hanover, PA	1.0–2.0	1.0	625	$1,000	$1.60	13d	2	1.12mi
11 Penn St Unit 2nd Fl Hanover, PA	2.0	1.0	1000	$1,050	$1.05	13d	1	1.15mi
285 South St Hanover, PA	3.0	1.5	1000	$1,350	$1.35	13d	1	1.48mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $119,000 Pending 10 DOM
2. 2026-06-02
   days on market $119,000 Active 8 DOM
3. 2026-06-01
   days on market $119,000 Active 7 DOM
4. 2026-05-31
   days on market $119,000 Active 6 DOM
5. 2026-05-30
   days on market $119,000 Active 5 DOM
6. 2026-05-25
   listed $119,000 Active
7. 2026-05-25
   historical $119,000
8. 2024-04-11
   soldstatus $87,900
9. 2024-04-09
   soldstatus $87,900 Closed 930-char remark

   Show marketing remark (930 chars)

   * * * A sight unseen offer was accepted on this property. * * * Affordable Living! Take a look at this 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include updated kitchen with appliances to convey with sale. Updated flooring and paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway with extensions to be able to park two vehicles side by side, for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. Rear patio is the perfect spot for a small fire ring and chairs to enjoy the outdoors! 12x12 Storage shed in rear yard- needs TLC. Cash or bank portfolio loans only. Selling strictly as-is and where is. Estate Sale- Seller will make no repairs or updates.

10. 2024-03-21
    status Pending 930-char remark

    Show marketing remark (930 chars)

    * * * A sight unseen offer was accepted on this property. * * * Affordable Living! Take a look at this 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include updated kitchen with appliances to convey with sale. Updated flooring and paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway with extensions to be able to park two vehicles side by side, for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. Rear patio is the perfect spot for a small fire ring and chairs to enjoy the outdoors! 12x12 Storage shed in rear yard- needs TLC. Cash or bank portfolio loans only. Selling strictly as-is and where is. Estate Sale- Seller will make no repairs or updates.

11. 2024-03-08
    historical $87,900 930-char remark

    Show marketing remark (930 chars)

    * * * A sight unseen offer was accepted on this property. * * * Affordable Living! Take a look at this 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include updated kitchen with appliances to convey with sale. Updated flooring and paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway with extensions to be able to park two vehicles side by side, for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. Rear patio is the perfect spot for a small fire ring and chairs to enjoy the outdoors! 12x12 Storage shed in rear yard- needs TLC. Cash or bank portfolio loans only. Selling strictly as-is and where is. Estate Sale- Seller will make no repairs or updates.

12. 2021-05-06
    soldstatus $77,000 Closed 699-char remark

    Show marketing remark (699 chars)

    Affordable Living 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include recently renovated kitchen with appliances to convey with sale. New rubber roof! New flooring and fresh paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. 12x12 Storage shed in rear yard. Cash or bank portfolio loans only. Selling strictly as-is and where is. Seller will make no repairs or updates.

13. 2021-03-09
    status Pending 699-char remark

    Show marketing remark (699 chars)

    Affordable Living 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include recently renovated kitchen with appliances to convey with sale. New rubber roof! New flooring and fresh paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. 12x12 Storage shed in rear yard. Cash or bank portfolio loans only. Selling strictly as-is and where is. Seller will make no repairs or updates.

14. 2021-02-24
    listed $79,900 Active 699-char remark

    Show marketing remark (699 chars)

    Affordable Living 1973 Clarion 12x66 mobile home on a block foundation with stick addition. Home features include recently renovated kitchen with appliances to convey with sale. New rubber roof! New flooring and fresh paint throughout. Additional features include 2-3 Bedrooms (one room has an exterior door- can be used as den/office or bedroom if desired. ) and 1 full bath. Nice concrete driveway for off street parking. Covered Patio will hold a small table set for outdoor entertaining and enjoyment. Closed in porch serves as a nice mud room area. 12x12 Storage shed in rear yard. Cash or bank portfolio loans only. Selling strictly as-is and where is. Seller will make no repairs or updates.

15. 2009-05-06
    soldstatus $45,000
16. 2009-05-04
    historical
17. 2009-04-30
    soldstatus $45,000
18. 2009-03-17
    listed $49,900

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,771 · $148/mo
• Expected delta: +$109/yr (+$9/mo · 6.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $14,927
• − Mortgage interest: −$6,666
• − Property taxes: −$1,662
• − Insurance: −$595
• − Repairs & maintenance: −$1,194
• − Management: −$1,194
• − Depreciation: −$3,462
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,010/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: South Western SD
• NCES district ID: 4222470
• Math proficiency: 37% ▼ -16.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $67,689
• Composite: 41.5/100
• National rank: #3456
• State rank: #206 of 539 in PA

Livability — Parkville

• Score: 77/100
• State rank: #357
• US rank: #3134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkville, PA
• County: York County · 278,806 people
• City population: 55,374
• Metro: York-Hanover, PA
• Population (ZIP): 56,443
• Household income: $79,488
• Rent vs Own: 23.6% rent · 76.4% own
• Severe rent burden: 1076.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -128.48%
• Current HPI: 251.8974
• Rent YoY: ▲ 4.67%
• Metro: York-Hanover, 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

+138.5% since first listed

13 events — show timeline

• 2026-05-25 Listed $119,000 BRIGHT MLS
• 2026-05-25 Coming Soon $119,000 BRIGHT MLS
• 2024-04-11 Sold (Public Records) $87,900 Public Records
• 2024-04-09 Sold (MLS) $87,900 BRIGHT MLS
• 2024-03-21 Pending — BRIGHT MLS
• 2024-03-08 Coming Soon $87,900 BRIGHT MLS
• 2021-05-06 Sold (MLS) $77,000 BRIGHT MLS
• 2021-03-09 Pending — BRIGHT MLS
• 2021-02-24 Listed $79,900 BRIGHT MLS
• 2009-05-06 Sold (Public Records) $45,000 Public Records
• 2009-05-04 Listing Removed — BRIGHT MLS
• 2009-04-30 Sold (MLS) $45,000 BRIGHT MLS
• 2009-03-17 Listed $49,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2025): $1,662 · +0.0% YoY. Source: county tax records.