41 Mountain View Ter · Newville, PA 17241

$74,999

2 bd · 2.0 ba · 938 sqft · Manufactured public records · 47 Days on market

Built 1983 $80/sqft · 213% above 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 +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

Completed remodeled from top to bottom, inside and out! This 3 bedroom 2 full bath single wide in Mountain View Terrace features luxury vinyl plank floors throughout, a beautiful kitchen with solid wood cabinets, granite counters and tile backsplash, a large single basin stainless apron-front sink, pantry with pull-out shelves, plus all stainless steel appliances! The primary bedroom has a walk-in closet and full bath with walk-in shower. Includes a convenient laundry room and all new LED lighting throughout the home. Peaceful country views wait for you on the large covered front porch. The roof was sealed 2025 and windows replaced winter 2026. Monthly lot rent is $385 and there's an early

Key facts

• Solid wood cabinets
• Granite counters
• Tile backsplash

Tags

• LUXURY VINYL PLANK FLOORS
• SOLID WOOD CABINETS
• GRANITE COUNTERS
• TILE BACKSPLASH
• LARGE SINGLE BASIN SINK
• PANTRY WITH PULL-OUT SHELVES

Property features AI

Finance

• Other: Above-grade finished area reported as 938 (per assessor)
• Financial info: Ownership type listed as ground rent; Annual ground rent included in income/expense notes
• HOA & community: Ground rent exists; monthly payment of $385; Park name: Mountain View Terrace

Exterior

• Parking: Gravel driveway; Driveway parking for four vehicles (four total garage/parking spaces listed)
• Utilities: Community water; Community septic tank; Electric heating and electric hot water
• Home design: Single-story manufactured home; Manufactured/Modular construction; Single wide (14 ft by 60 ft); Effective renovation year 2026
• Construction: Manufactured construction; Made by Flamingo
• Exterior features: Located in a community setting; Not in a federal flood zone; Ground rent applies and is payable monthly

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Electric hot water
• Interior features: No basement; Property managed on site
• Laundry & utility: Main-floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 4.7% in Newville — 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 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: 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.49%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $23,960
• List price: $74,999
• Delta: 213.02%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 29.0%
• Equity multiple: 2.21×
• Total profit: $25,458
• Equity at exit: $11,183

10-year hold

• IRR: 36.4%
• Equity multiple: 4.37×
• Total profit: $70,773
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $590

Break-even live

Break-even rent $740

Max offer price $74,999

Occupancy floor 55%

Sensitivity live

Price	-10% $641	-5% $615	+0% $590	+5% $564	+10% $538
Rent	-10% $472	-5% $531	+0% $590	+5% $648	+10% $707
Rate	-1.0pp $627	-0.5pp $609	base $590	+0.5pp $570	+1.0pp $550

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $74,999 Active 47 DOM
2. 2026-06-18
   days on market $74,999 Active 44 DOM
3. 2026-06-17
   days on market $74,999 Active 43 DOM
4. 2026-06-16
   days on market $74,999 Active 42 DOM
5. 2026-06-15
   days on market $74,999 Active 41 DOM
6. 2026-06-14
   days on market $74,999 Active 39 DOM
7. 2026-06-10
   days on market $74,999 Active 36 DOM
8. 2026-06-09
   days on market $74,999 Active 35 DOM
9. 2026-06-08
   days on market $74,999 Active 34 DOM
10. 2026-06-07
    days on market $74,999 Active 33 DOM
11. 2026-06-05
    days on market $74,999 Active 30 DOM
12. 2026-06-03
    days on market $74,999 Active 29 DOM
13. 2026-06-02
    days on market $74,999 Active 28 DOM
14. 2026-06-01
    days on market $74,999 Active 27 DOM
15. 2026-05-31
    days on market $74,999 Active 26 DOM
16. 2026-05-31
    days on market $74,999 Active 25 DOM
17. 2026-05-05
    listed $74,999 Active 856-char remark

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,837
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$1,172
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$2,182
• Taxable income: $6,303
• Est. tax owed @ 24.0%: −$1,513
• After-tax cash flow: $5,562/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

1 event — show timeline

• 2026-05-05 Listed $74,999 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $149 · +0.8% YoY. Source: county tax records.