182 Rustic Dr · Southampton, PA 17257

$100,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 61 Days on market

Built 1991 $71/sqft · 53% above area Est $73k · 37% over

---

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 +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

* SELLER IS OFFERING $5,000 TORWARDS BUYERS CLOSING COSTS * Welcome to your move-in ready retreat at 182 Rustic Drive! Where modern updates meet easy, affordable living. This beautifully remodeled double-wide home offers a fresh start with thoughtful upgrades throughout, creating a space that feels both stylish and comfortable from the moment you walk in. Inside, you’ll find that every detail has been carefully considered to provide peace of mind and low-maintenance living—perfect for busy households, those looking to downsize, or anyone wanting a turnkey home without the stress of renovations. This home has been extensively updated with an impressive list of brand-new features, including siding, skirting, gutters, all windows, and both interior and exterior doors. The interior has been taken down to the studs in many areas, with new ½-inch drywall installed, giving the home a clean, modern feel throughout. Both bathrooms have been completely refreshed with new toilets, vanities, and beautiful Onyx showers that include a lifetime warranty on materials. The kitchen shines with all-new cabinetry, countertops, and fixtures, complemented by updated flooring, trim, and fresh paint throughout the home. Additional upgrades include a new shed roof and all new interior and exterior lighting, adding both function and curb appeal. To make your move even easier, the home comes complete with a stove, a steam washer and steam dryer, and a brand-new refrigerator. This is a rare opportunity to own a fully updated, truly move-in ready home where everything has already been done for you. Simply unpack, settle in, and enjoy. For an additional $2,000, the seller is willing to have a central A/C system installed!

Key facts

• Extensively updated
• New toilets
• Onyx showers

Tags

• REMODELED DOUBLE WIDE HOME
• EXTENSIVELY UPDATED
• BRAND NEW FEATURES
• NEW TOILETS
• NEW VANITIES
• ONYX SHOWERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 161 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $691 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $12k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $100k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.72% ✓
• Cap rate: 15.14%
• Cash-on-cash: 31.59%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $72,843
• List price: $100,000
• Delta: 37.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 2.10×
• Total profit: $30,725
• Equity at exit: $14,910

10-year hold

• IRR: 34.1%
• Equity multiple: 4.11×
• Total profit: $87,132
• Equity at exit: $8,646

Cash invested: $28,000 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 161
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$524
• Tax from tax record: −$52 /mo · $625/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $737

Break-even live

Break-even rent $782

Max offer price $100,000

Occupancy floor 52%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Woodridge Dr Shippensburg, PA	3.0	2.5	1404	$2,000	$1.42	44d	1	0.29mi
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	14d	1	0.50mi
401 E Neff St Shippensburg, PA	2.0	1.0	1400	$1,295	$0.93	21d	1	1.28mi
735 E King St Shippensburg, PA	3.0	2.0	1664	$1,850	$1.11	44d	1	1.42mi
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 61 DOM
2. 2026-06-17
   days on market $100,000 Active 60 DOM
3. 2026-06-16
   days on market $100,000 Active 59 DOM
4. 2026-06-15
   days on market $100,000 Active 58 DOM
5. 2026-06-14
   days on market $100,000 Active 56 DOM
6. 2026-06-13
   days on market $100,000 Active 55 DOM
7. 2026-06-10
   days on market $100,000 Active 53 DOM
8. 2026-06-09
   days on market $100,000 Active 52 DOM
9. 2026-06-08
   days on market $100,000 Active 51 DOM
10. 2026-06-07
    days on market $100,000 Active 50 DOM
11. 2026-06-03
    days on market $100,000 Active 46 DOM
12. 2026-06-02
    days on market $100,000 Active 45 DOM
13. 2026-06-01
    pricedays on market $100,000 Active 44 DOM
14. 2026-05-31
    days on market $104,900 Active 43 DOM
15. 2026-05-31
    days on market $104,900 Active 42 DOM
16. 2026-05-19
    price $104,900 1741-char remark

    Show marketing remark (1741 chars)

    * SELLER IS OFFERING $5,000 TORWARDS BUYERS CLOSING COSTS * Welcome to your move-in ready retreat at 182 Rustic Drive! Where modern updates meet easy, affordable living. This beautifully remodeled double-wide home offers a fresh start with thoughtful upgrades throughout, creating a space that feels both stylish and comfortable from the moment you walk in. Inside, you’ll find that every detail has been carefully considered to provide peace of mind and low-maintenance living—perfect for busy households, those looking to downsize, or anyone wanting a turnkey home without the stress of renovations. This home has been extensively updated with an impressive list of brand-new features, including siding, skirting, gutters, all windows, and both interior and exterior doors. The interior has been taken down to the studs in many areas, with new ½-inch drywall installed, giving the home a clean, modern feel throughout. Both bathrooms have been completely refreshed with new toilets, vanities, and beautiful Onyx showers that include a lifetime warranty on materials. The kitchen shines with all-new cabinetry, countertops, and fixtures, complemented by updated flooring, trim, and fresh paint throughout the home. Additional upgrades include a new shed roof and all new interior and exterior lighting, adding both function and curb appeal. To make your move even easier, the home comes complete with a stove, a steam washer and steam dryer, and a brand-new refrigerator. This is a rare opportunity to own a fully updated, truly move-in ready home where everything has already been done for you. Simply unpack, settle in, and enjoy. For an additional $2,000, the seller is willing to have a central A/C system installed!

17. 2026-04-27
    price $105,000 1741-char remark

    Show marketing remark (1741 chars)

    * SELLER IS OFFERING $5,000 TORWARDS BUYERS CLOSING COSTS * Welcome to your move-in ready retreat at 182 Rustic Drive! Where modern updates meet easy, affordable living. This beautifully remodeled double-wide home offers a fresh start with thoughtful upgrades throughout, creating a space that feels both stylish and comfortable from the moment you walk in. Inside, you’ll find that every detail has been carefully considered to provide peace of mind and low-maintenance living—perfect for busy households, those looking to downsize, or anyone wanting a turnkey home without the stress of renovations. This home has been extensively updated with an impressive list of brand-new features, including siding, skirting, gutters, all windows, and both interior and exterior doors. The interior has been taken down to the studs in many areas, with new ½-inch drywall installed, giving the home a clean, modern feel throughout. Both bathrooms have been completely refreshed with new toilets, vanities, and beautiful Onyx showers that include a lifetime warranty on materials. The kitchen shines with all-new cabinetry, countertops, and fixtures, complemented by updated flooring, trim, and fresh paint throughout the home. Additional upgrades include a new shed roof and all new interior and exterior lighting, adding both function and curb appeal. To make your move even easier, the home comes complete with a stove, a steam washer and steam dryer, and a brand-new refrigerator. This is a rare opportunity to own a fully updated, truly move-in ready home where everything has already been done for you. Simply unpack, settle in, and enjoy. For an additional $2,000, the seller is willing to have a central A/C system installed!

18. 2026-04-18
    listed $112,000 Active 1741-char remark

    Show marketing remark (1741 chars)

    * SELLER IS OFFERING $5,000 TORWARDS BUYERS CLOSING COSTS * Welcome to your move-in ready retreat at 182 Rustic Drive! Where modern updates meet easy, affordable living. This beautifully remodeled double-wide home offers a fresh start with thoughtful upgrades throughout, creating a space that feels both stylish and comfortable from the moment you walk in. Inside, you’ll find that every detail has been carefully considered to provide peace of mind and low-maintenance living—perfect for busy households, those looking to downsize, or anyone wanting a turnkey home without the stress of renovations. This home has been extensively updated with an impressive list of brand-new features, including siding, skirting, gutters, all windows, and both interior and exterior doors. The interior has been taken down to the studs in many areas, with new ½-inch drywall installed, giving the home a clean, modern feel throughout. Both bathrooms have been completely refreshed with new toilets, vanities, and beautiful Onyx showers that include a lifetime warranty on materials. The kitchen shines with all-new cabinetry, countertops, and fixtures, complemented by updated flooring, trim, and fresh paint throughout the home. Additional upgrades include a new shed roof and all new interior and exterior lighting, adding both function and curb appeal. To make your move even easier, the home comes complete with a stove, a steam washer and steam dryer, and a brand-new refrigerator. This is a rare opportunity to own a fully updated, truly move-in ready home where everything has already been done for you. Simply unpack, settle in, and enjoy. For an additional $2,000, the seller is willing to have a central A/C system installed!

19. 2011-11-18
    soldstatus $15,000 64-char remark

    Show marketing remark (64 chars)

    Furnace, hot water heater, and compresser were replaced in 2007.

20. 2011-11-01
    historical 64-char remark

    Show marketing remark (64 chars)

    Furnace, hot water heater, and compresser were replaced in 2007.

21. 2011-01-20
    listed $19,900 64-char remark

    Show marketing remark (64 chars)

    Furnace, hot water heater, and compresser were replaced in 2007.

ⓘ 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: $625 · $52/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$478/yr (+$40/mo · 76.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,587
• − Mortgage interest: −$5,602
• − Property taxes: −$625
• − Insurance: −$500
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$2,909
• Taxable income: $7,657
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $7,008/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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Southampton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% Other Indo-European 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: ▼ -62.12%
• Current HPI: 297.1586
• Rent YoY: —
• 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

+427.1% since first listed

6 events — show timeline

• 2026-05-19 Price Changed $104,900 BRIGHT MLS
• 2026-04-27 Price Changed $105,000 BRIGHT MLS
• 2026-04-18 Listed $112,000 BRIGHT MLS
• 2011-11-18 Sold (MLS) $15,000 BRIGHT MLS
• 2011-11-01 Listing Removed — BRIGHT MLS
• 2011-01-20 Listed $19,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $625 · +3.7% YoY. Source: county tax records.