185 Conodoguinet Mobile Est · Newville, PA 17241

$105,900

2 bd · 1.0 ba · 1,708 sqft · Manufactured public records · 3 Days on market

Built 1990

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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 +4.4/10.0
• 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

You do not want to miss this one! With an open floor plan, 1800 sqft, an extra-large master suit, two spacious living rooms, corner lot, two decks, and patio pad, the possibilities are endless! The master bathroom has recently been updated, with a modern soaking tub and shower. You cannot go wrong with two sources of heat, central air with heat pump and a backup propane furnace. As in the pictures, the one living room is large enough to accommodate a full-size pool table. This kitchen is a dream, lots of storage, tons of countertop space and stand-alone dining room that freely moves right into the second living room. This space is truly phenomenal! Update. .Offer has been received. Deadline has been set, All offers due by end of day Saturday. Offers will be reviewed Sunday.

Key facts

• 3 parking spots
• Built 1990
• Listed 3 days

Property features AI

Finance

• Other: Not in a federal flood zone
• Financial info: Ground rent exists and is paid monthly; Monthly ground rent: $500; Annual ground rent noted in income/expense list
• HOA & community: Property manager present; Located in Conodoguinet Estates mobile home park

Exterior

• Parking: Driveway parking (3 spaces); Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Electric hot water; Propane (leased) available for heating backup
• Home design: Manufactured double-wide home; Above-grade living space (estimated finished area)
• Construction: Vinyl siding; Modular/manufactured construction; No basement
• Exterior features: Extensive hardscape; Outbuilding(s); Rear fencing

Interior

• Kitchen: Stainless steel appliances; Gas range/oven; Dishwasher; Refrigerator; Kitchen island
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump with gas backup; Electric heating fuel; Central air conditioning (electric)
• Interior features: Open floor plan; Family room off kitchen; Formal dining room; Dining area; Kitchen island; Chair railings; Ceiling fan(s); Soaking tub; Walk-in shower; Tub/shower; Master bath(s); Walk-in closet(s); Carpet
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).

Location & tenants

• Location reads 71/100 on livability (#722 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Big Spring SD (rural): math 39% / reading 62% proficiency, ranked #162 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Big Spring Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 739 students, 33% FRL).
• Market conditions: 45 active listings in the ZIP; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $732 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cumberland County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 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 3y 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

• 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 $105,900

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: 1.52% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.76%
• DSCR: 2.10
• GRM: 5.5

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: 11.8%
• Equity multiple: 1.47×
• Total profit: $13,884
• Equity at exit: $15,790

10-year hold

• IRR: 20.8%
• Equity multiple: 2.76×
• Total profit: $52,224
• Equity at exit: $9,156

Cash invested: $29,652 (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 17241

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$44
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $487

Break-even live

Break-even rent $994

Max offer price $105,900

Occupancy floor 65%

Sensitivity live

Price	-10% $546	-5% $517	+0% $487	+5% $457	+10% $427
Rent	-10% $359	-5% $423	+0% $487	+5% $550	+10% $614
Rate	-1.0pp $540	-0.5pp $513	base $487	+0.5pp $459	+1.0pp $431

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending 1651-char remark
2. 2026-05-09
   listed $105,900 Active 1651-char remark
3. 2026-05-06
   historical $105,900 1651-char remark
4. 2023-11-01
   soldstatus $73,000 Closed 784-char remark

   Show marketing remark (784 chars)

   You do not want to miss this one! With an open floor plan, 1800 sqft, an extra-large master suit, two spacious living rooms, corner lot, two decks, and patio pad, the possibilities are endless! The master bathroom has recently been updated, with a modern soaking tub and shower. You cannot go wrong with two sources of heat, central air with heat pump and a backup propane furnace. As in the pictures, the one living room is large enough to accommodate a full-size pool table. This kitchen is a dream, lots of storage, tons of countertop space and stand-alone dining room that freely moves right into the second living room. This space is truly phenomenal! Update. .Offer has been received. Deadline has been set, All offers due by end of day Saturday. Offers will be reviewed Sunday.

5. 2023-08-21
   status Pending 784-char remark

   Show marketing remark (784 chars)

   You do not want to miss this one! With an open floor plan, 1800 sqft, an extra-large master suit, two spacious living rooms, corner lot, two decks, and patio pad, the possibilities are endless! The master bathroom has recently been updated, with a modern soaking tub and shower. You cannot go wrong with two sources of heat, central air with heat pump and a backup propane furnace. As in the pictures, the one living room is large enough to accommodate a full-size pool table. This kitchen is a dream, lots of storage, tons of countertop space and stand-alone dining room that freely moves right into the second living room. This space is truly phenomenal! Update. .Offer has been received. Deadline has been set, All offers due by end of day Saturday. Offers will be reviewed Sunday.

6. 2023-08-12
   listed $73,000 Active 784-char remark

   Show marketing remark (784 chars)

   You do not want to miss this one! With an open floor plan, 1800 sqft, an extra-large master suit, two spacious living rooms, corner lot, two decks, and patio pad, the possibilities are endless! The master bathroom has recently been updated, with a modern soaking tub and shower. You cannot go wrong with two sources of heat, central air with heat pump and a backup propane furnace. As in the pictures, the one living room is large enough to accommodate a full-size pool table. This kitchen is a dream, lots of storage, tons of countertop space and stand-alone dining room that freely moves right into the second living room. This space is truly phenomenal! Update. .Offer has been received. Deadline has been set, All offers due by end of day Saturday. Offers will be reviewed Sunday.

7. 2023-08-09
   historical $73,000 784-char remark

   Show marketing remark (784 chars)

   You do not want to miss this one! With an open floor plan, 1800 sqft, an extra-large master suit, two spacious living rooms, corner lot, two decks, and patio pad, the possibilities are endless! The master bathroom has recently been updated, with a modern soaking tub and shower. You cannot go wrong with two sources of heat, central air with heat pump and a backup propane furnace. As in the pictures, the one living room is large enough to accommodate a full-size pool table. This kitchen is a dream, lots of storage, tons of countertop space and stand-alone dining room that freely moves right into the second living room. This space is truly phenomenal! Update. .Offer has been received. Deadline has been set, All offers due by end of day Saturday. Offers will be reviewed Sunday.

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$472/yr (+$39/mo · 64.6%)

ⓘ 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 · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,322
• − Mortgage interest: −$5,932
• − Property taxes: −$730
• − Insurance: −$2,032
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$3,081
• Taxable income: $4,456
• Est. tax owed @ 24.0%: −$1,069
• After-tax cash flow: $4,769/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: Big Spring SD
• NCES district ID: 4203660
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $56,941
• Composite: 43.77/100
• National rank: #2942
• State rank: #162 of 539 in PA

Livability — Newville

• Score: 71/100
• State rank: #722
• US rank: #7158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,094

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 267,950 people
• By 2030: 278,105 · +3.8%
• By 2040: 296,552 · +10.7%
• By 2050: 312,937 · +16.8%
• By 2075: 349,233 · +30.3%
• By 2100: 361,875 · +35.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: Lean R (+9.4) · D 44.6% · R 54.1% · Other 1.3%
• 2008→2024 swing: +4.2pp toward D · 2008: -13.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+10.6 2016: R+18.6 2012: R+18.5 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.92%
• Current HPI: 285.3994
• 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

+40.4% since first listed

8 events — show timeline

• 2026-06-04 Sold (MLS) $102,500 BRIGHT MLS
• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-09 Listed $105,900 BRIGHT MLS
• 2026-05-06 Coming Soon $105,900 BRIGHT MLS
• 2023-11-01 Sold (MLS) $73,000 BRIGHT MLS
• 2023-08-21 Pending — BRIGHT MLS
• 2023-08-12 Listed $73,000 BRIGHT MLS
• 2023-08-09 Coming Soon $73,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $730 · +0.8% YoY. Source: county tax records.