38 Maizefield Dr · Shippensburg, PA 17257

$114,900

3 bd · 2.0 ba · 1,706 sqft · SingleFamily · 52 Days on market

Built 2014 Good condition $67/sqft · 55% below area

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

Key facts

• 2 parking spots
• Built 2014
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $111,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.29% ✓
• Cap rate: 10.19%
• Cash-on-cash: 13.92%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $255,296
• List price: $114,900
• Delta: -54.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10750 Mapleton Rd	0.33mi	3/2.0	1,756 (+3%)	5mo	$152,148	$87	75
616 Westover Rd	0.33mi	3/2.5	1,768 (+4%)	13mo	$299,995	$170	66
11078 Morgan Dr	0.31mi	2/2.0 (-1)	1,634 (-4%)	10mo	$289,500	$177	65
1123 Ashton Dr	0.55mi	3/2.5	1,752 (+3%)	6mo	$268,000	$153	63
136 Park Place East E	0.52mi	3/2.0	1,593 (-7%)	7mo	$349,000	$219	59
1136 Ashton Dr	0.61mi	3/2.5	1,772 (+4%)	12mo	$351,000	$198	54
10474 Mapleton Rd	0.61mi	3/2.5	1,792 (+5%)	10mo	$335,000	$187	53
102 Quentin Cir	0.71mi	3/2.5	1,838 (+8%)	5mo	$315,000	$171	48
10700 Thornwood Rd	0.71mi	3/2.5	1,807 (+6%)	12mo	$309,000	$171	45
123 Quentin Cir #9	0.68mi	3/2.0	1,926 (+13%)	10mo	$345,000	$179	38
233 Lurgan Avenue Ave	0.66mi	2/1.0 (-1)	1,456 (-15%)	0mo	$240,000	$165	36
1487 Roxbury Rd	0.60mi	4/2.0 (+1)	1,890 (+11%)	16mo	$280,000	$148	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $5,180
• Equity at exit: $17,132

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $35,218
• Equity at exit: $9,934

Cash invested: $32,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,724/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $373

Break-even live

Break-even rent $1,005

Max offer price $114,900

Occupancy floor 70%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Morningstar Ln Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	14d	1	0.92mi
2 Morningstar Ln Unit The Villa Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	23d	1	0.95mi
307 N Fayette St Shippensburg, PA	3.0	1.0	1300	$1,795	$1.38	14d	1	1.01mi
1007 Hot Point Ave Shippensburg, PA	4.0	2.5	1654	$1,550	$0.94	44d	1	1.05mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	14d	6	1.11mi
34 N Earl St Unit 2 Shippensburg, PA	3.0	1.0	1550	$1,350	$0.87	23d	1	1.36mi
9 E Burd St Unit 1 Shippensburg, PA	3.0	1.0	1400	$1,400	$1.00	44d	1	1.39mi

Listing history 6 events

1. 2026-05-05
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

2. 2026-04-15
   status Active 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

3. 2026-04-07
   historical 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

4. 2026-03-19
   status Active 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

5. 2026-03-13
   status Pending 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

6. 2026-02-28
   listed $114,900 Active 435-char remark

   Show marketing remark (435 chars)

   Located in a Small Country Development of Maizefield is this Large 2014 Champion Double Wide Home. This has very open floor plan and large living areas. Offering 3 Bedrooms, 2 Full Baths, Eat-In Kitchen, Laundry Room, Living Room with Fireplace, 3 Decks/Porches, Large Ramp, Oversized Shed and a Carport. The Lot Rent Includes Sewer & Trash. Some Pet Restrictions Apply. Park Approval Needed! SCHEDULE YOUR PRIVATE TOUR TODAY!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,732
• − Mortgage interest: −$6,436
• − Property taxes: −$1,724
• − Insurance: −$574
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,343
• Taxable income: $2,818
• Est. tax owed @ 24.0%: −$676
• After-tax cash flow: $3,803/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2014 Champion Double Wide home offers a good condition with an open floor plan and modern amenities. Simple updates like painting and window replacement can significantly increase its value.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace worn-out windows — New windows improve energy efficiency and increase home value.
• Both Upgrade HVAC system — A modern HVAC system enhances comfort and energy efficiency, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace worn-out windows — New windows improve energy efficiency and increase home value. ↑
• Both Upgrade HVAC system — A modern HVAC system enhances comfort and energy efficiency, attracting more buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• 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 (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

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 · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

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

6 events — show timeline

• 2026-05-05 Pending — BRIGHT MLS
• 2026-04-15 Relisted — BRIGHT MLS
• 2026-04-07 Listing Removed — BRIGHT MLS
• 2026-03-19 Relisted — BRIGHT MLS
• 2026-03-13 Pending — BRIGHT MLS
• 2026-02-28 Listed $114,900 BRIGHT MLS