46 Rose Ave · Middletown, PA 17057

$54,900

3 bd · 20.0 ba · 938 sqft · Manufactured public records · 3 Days on market

Built 1982 871 sqft lot ↓ 5% since listing

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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 +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming, renovated 3 bd / 2 ba ranch style home. Beautifully upgraded and ready to move in. Designer kitchen details with warm welcoming island. Pantry off the kitchen also hosts your laundry connections. Split floor plan offers privacy between the two bedrooms and baths. Large, custom built deck adds outdoor living options for entertaining, relaxing or just enjoying a cup of coffee. Large secure shed included. Quality affordable living in a quiet location. Easy access to Harrisburg, Hershey, or Lancaster with local shopping favorites in Middletown and nearby Elizabethtown. Commute to NYC, Philly or DC easily on Amtrak Close to Harrisburg International Airport. Surrounded by open farm land, Pine Manor offers suburban modular home living in a rural location - the best of Central PA. Pine Manor is a pet friendly (dogs/cats) all-ages home owner community. Two pet limit and fee is $10 per pet monthly. Pets must be approved. Affordable, quality living is yours! Listing agent is also park manager.

Key facts

• Custom built deck
• Split bedroom layout
• Large storage shed

Tags

• BRIGHT OPEN FLOOR PLAN
• SPLIT BEDROOM LAYOUT
• CUSTOM BUILT DECK
• LARGE STORAGE SHED
• EASY ACCESS TO MAJOR HIGHWAYS

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed (cats and dogs OK; case-by-case; number and size/weight limits apply)
• HOA & community: Monthly fee of $750 (includes trash, sewer, water)

Exterior

• Parking: Paved off-street parking for 2 vehicles (2 total spaces)
• Utilities: 100 Amp electric service; Electric hot water; Community/private water; Community septic tank; Cable TV available; Phone available; Propane available
• Home design: Manufactured home; Fee simple ownership; Property in excellent condition; Private park setting (Pine Manor); Suburban location; Private road
• Construction: Frame construction
• Exterior features: Corner lot; Rear yard; Backs to trees; Rented lot; Deck(s); Shed

Interior

• Kitchen: Kitchen with island
• Bedrooms: Three bedrooms on the main level
• Flooring: Engineered wood flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (oil fuel); Electric cooling
• Interior features: Open floor plan; Kitchen island; Breakfast area; Kitchen/dining combination; Kitchen/living combination
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/20.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $817 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Cap rate 26.9% vs local median 3.7% in Middletown — 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 80/100 on livability (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Londonderry El Sch (math 42% / reading 52%, grade D-, #737 of 1,518 statewide, top 52%, 222 students, 42% FRL); Lower Dauphin Ms (math 28% / reading 53%, grade F, #248 of 512 statewide, top 50%, 883 students, 27% FRL); Lower Dauphin Hs (math 82%, 1,085 students, 22% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $45k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,900

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. 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.
4. 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.
5. 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: 2.94% ✓
• Cap rate: 26.89%
• Cash-on-cash: 73.55%
• DSCR: 4.27
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 61.2%
• Equity multiple: 3.66×
• Total profit: $40,934
• Equity at exit: $8,186

10-year hold

• IRR: 65.3%
• Equity multiple: 7.11×
• Total profit: $93,874
• Equity at exit: $4,747

Cash invested: $15,372 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$21 /mo · $257/yr
• Insurance: −$23
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $817

Break-even live

Break-even rent $579

Max offer price $54,900

Occupancy floor 44%

Sensitivity live

Price	-10% $848	-5% $832	+0% $817	+5% $801	+10% $786
Rent	-10% $690	-5% $753	+0% $817	+5% $881	+10% $944
Rate	-1.0pp $845	-0.5pp $831	base $817	+0.5pp $803	+1.0pp $788

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-15
   status $54,900 Pending 3 DOM
2. 2026-06-15
   days on market $54,900 Active 3 DOM
3. 2026-06-13
   remarks 693-char remark
4. 2026-06-13
   listed $54,900 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: $257 · $21/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: +$305/yr (+$25/mo · 118.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,357
• − Mortgage interest: −$3,075
• − Property taxes: −$257
• − Insurance: −$1,777
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$1,597
• Taxable income: $9,554
• Est. tax owed @ 24.0%: −$2,293
• After-tax cash flow: $7,510/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 23,560
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• Metro: Harrisburg-Carlisle, 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

-5.2% since first listed

6 events — show timeline

• 2026-06-12 Listed $54,900 BRIGHT MLS
• 2024-04-26 Sold (MLS) $45,000 BRIGHT MLS
• 2024-04-23 Pending — BRIGHT MLS
• 2024-04-16 Contingent — BRIGHT MLS
• 2024-04-13 Price Changed $49,500 BRIGHT MLS
• 2024-04-02 Listed $57,900 BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $257 · +5.2% YoY. Source: county tax records.