186 Conodoguinet Mobile Est · Lower Mifflin, PA 17241

$100,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 34 Days on market

Built 2004 $62/sqft · 40% below area Est $167k · 40% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come home to this spacious, 3 bedroom, 2 full bathrooms, Double-wide mobile home. This home has a new steel roof instlled January 2023. fenced in yard, Screened in front porch with awning & electric on the porch. Walk inside to a big living room w/ wall shelves & wall coat rack. This home has a big, well maintained kitchen w/ a center island. Enjoy the open flow from the kitchen into the dining room & a second living/family room. The second living/family room has a fireplace & wall shelf, & lots of windows giving lots of natural lighting. Main bathroom has new toilet & flooring. Huge Main bedroom w/ huge private full bathroom. Walk-in shower & a sep

Key facts

• Built 2004
• Listed 34 days

Property features AI

Finance

• Other: Property manager present; Above-grade finished area per assessor
• Financial info: Ground rent $500 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Double wide
• Construction: Vinyl siding
• Exterior features: Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: No basement; Appliances include electric oven/range and refrigerator; Living area per assessor
• Laundry & utility: Hot water: electric

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 $560 ($7k/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: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 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.

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 $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 14.52%
• Cash-on-cash: 29.37%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $166,728
• List price: $100,000
• Delta: -40.02%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 1.70×
• Total profit: $19,559
• Equity at exit: $14,910

10-year hold

• IRR: 25.8%
• Equity multiple: 3.26×
• Total profit: $63,337
• 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 17241

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,276/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $560

Break-even live

Break-even rent $1,010

Max offer price $100,000

Occupancy floor 62%

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: —

Listing history 17 events

1. 2026-06-15
   statusdays on market $100,000 Pending 34 DOM
2. 2026-06-14
   days on market $100,000 Active 33 DOM
3. 2026-06-10
   days on market $100,000 Active 30 DOM
4. 2026-06-09
   days on market $100,000 Active 29 DOM
5. 2026-06-08
   days on market $100,000 Active 28 DOM
6. 2026-06-07
   days on market $100,000 Active 27 DOM
7. 2026-06-05
   days on market $100,000 Active 24 DOM
8. 2026-06-03
   days on market $100,000 Active 23 DOM
9. 2026-06-02
   days on market $100,000 Active 22 DOM
10. 2026-06-01
    days on market $100,000 Active 21 DOM
11. 2026-05-31
    days on market $100,000 Active 20 DOM
12. 2026-05-31
    days on market $100,000 Active 19 DOM
13. 2026-05-12
    listed $100,000 Active 1059-char remark
14. 2026-05-11
    historical $100,000 1059-char remark
15. 2024-07-19
    historical
16. 2024-07-09
    listed $100,000 Active
17. 2024-07-03
    historical

ⓘ 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: $1,276 · $106/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$152/yr (+$13/mo · 11.9%)

ⓘ 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: $20,624
• − Mortgage interest: −$5,602
• − Property taxes: −$1,276
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$2,909
• Taxable income: $5,535
• Est. tax owed @ 24.0%: −$1,328
• After-tax cash flow: $5,393/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 — Lower Mifflin

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

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

+0.0% since first listed

6 events — show timeline

• 2026-06-14 Pending — BRIGHT MLS
• 2026-05-12 Listed $100,000 BRIGHT MLS
• 2026-05-11 Coming Soon $100,000 BRIGHT MLS
• 2024-07-19 Listing Removed — BRIGHT MLS
• 2024-07-09 Listed $100,000 BRIGHT MLS
• 2024-07-03 Coming Soon — BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $1,276 · +0.8% YoY. Source: county tax records.