335 Gameland Rd · Upper Mifflin, PA 17241

$185,000

2 bd · 1.0 ba · 1,368 sqft · Manufactured public records · 13 Days on market

Built 1954 0.66 ac lot

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Why this score? — see what drove the D 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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located across the street from a couple of thousand acres of State Game Lands, this ranch style home features a large living room with a woodstove, a spacious eat in kitchen with an island, 2 bedrooms and a sunroom. The property includes a stackable clothes washer and dryer that is located on the main level. For the automotive or shop enthusiast, there is a detached 3 car garage and lots of off street parking. The lot may not be large, however, with no close neighbors, it feels like it is.

Key facts

• 0.66 acre lot
• 3 garage spots
• Built 1954

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached garage with three parking spaces; Driveway
• Utilities: Electric service (200+ amp); Well water; On-site septic; Electric hot water
• Home design: Manufactured home
• Construction: Block and vinyl siding exterior; Above- and below-grade structures
• Exterior features: Well water; On-site septic; No tidal water

Interior

• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heat (oil-fired); Central air conditioning; 200+ amp electrical service; Electric hot water
• Interior features: Partial, unfinished basement; No tidal water (not in a federal flood zone)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $28 ($338/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (12.4% below list).
• Recommended offer: $162k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Newville El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 357 students, 53% FRL); Big Spring Ms (math 21% / reading 59%, grade F, #257 of 512 statewide, top 52%, 593 students, 44% FRL); Big Spring Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 739 students, 33% FRL) — zoned schools average 43% FRL vs 27% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $162,057 (12.4% below list)

Questions for the listing agent

1. Built in 1954 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.5

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-28,178
• Equity at exit: $27,584

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-22,196
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$205 /mo · $2,459/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $28

Break-even live

Break-even rent $1,585

Max offer price $185,000

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $80	+0% $28	+5% $-24	+10% $-77
Rent	-10% $-100	-5% $-36	+0% $28	+5% $92	+10% $156
Rate	-1.0pp $121	-0.5pp $75	base $28	+0.5pp $-20	+1.0pp $-69

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-17
   status $185,000 Pending 13 DOM
2. 2026-06-17
   days on market $185,000 Active 13 DOM
3. 2026-06-16
   days on market $185,000 Active 12 DOM
4. 2026-06-15
   days on market $185,000 Active 11 DOM
5. 2026-06-14
   days on market $185,000 Active 9 DOM
6. 2026-06-10
   days on market $185,000 Active 6 DOM
7. 2026-06-09
   days on market $185,000 Active 5 DOM
8. 2026-06-08
   days on market $185,000 Active 4 DOM
9. 2026-06-07
   days on market $185,000 Active 3 DOM
10. 2026-06-05
    remarks 699-char remark
11. 2026-06-05
    status $185,000 Active 1 DOM
12. 2026-06-03
    remarks 239-char remark
13. 2026-06-03
    listed $185,000 Coming Soon 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: $2,459 · $205/mo
• Projected year-2 tax: $2,691 · $224/mo
• Expected delta: +$232/yr (+$19/mo · 9.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,447
• − Mortgage interest: −$10,363
• − Property taxes: −$2,459
• − Insurance: −$925
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$5,382
• Taxable loss: −$2,793
• Est. tax savings @ 24.0%: +$670
• After-tax cash flow: $1,008/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: 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 — Upper 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

+23.3% since first listed

5 events — show timeline

• 2026-06-03 Coming Soon $185,000 BRIGHT MLS
• 2023-08-21 Sold (Public Records) $150,000 Public Records
• 2023-08-17 Sold (MLS) $150,000 BRIGHT MLS
• 2023-07-26 Pending — BRIGHT MLS
• 2023-07-24 Coming Soon $150,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $2,459 · +0.8% YoY. Source: county tax records.