616 Palm City Park · Campbelltown, PA 17003

$74,900

2 bd · 1.0 ba · 798 sqft · Manufactured public records · 45 Days on market

Built 1994 $94/sqft · at area comps Est $73k · at est.

---

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 +6.6/15.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this beautifully maintained 2-bedroom, 1-bathroom manufactured home in the welcoming Palm City Park community. With a major renovation just completed, this home features some new carpeting, newly remodeled kitchen, fresh painting throughout, a newer water heater and furnace, central air, and a remodeled bathroom with luxury vinyl plank flooring and a walk-in shower. Situated on a rented lot, this property offers a spacious asphalt driveway with room for two vehicles. Embrace the comfort and community spirit that this home has to offer! Park approval is required. Application fee is $60 per person. Lot rent is $430 per month which includes trash. Water and sewer is bil

Key facts

• Fresh painting
• Newer furnace
• New carpeting

Tags

• MAJOR RENOVATION
• NEW CARPETING
• REMODELED KITCHEN
• FRESH PAINTING
• NEWER WATER HEATER
• NEWER FURNACE

Property features AI

Finance

• Other: Ownership interest: ground rent
• Financial info: Ground rent $430 monthly; Ground rent exists / rented lot; Annual ground rent noted in income/expense list
• HOA & community: Palm City Park (rented lot); monthly ground rent payment

Exterior

• Parking: Asphalt driveway with 2 driveway spaces; Total of 2 garage/parking spaces
• Utilities: Community water; Private sewer; Cable, electric, phone available; Electric hot water
• Home design: Manufactured single-wide home; 1 story; Estimated year built; major renovation effective 2026; Ground rent / leased lot arrangement
• Construction: Modular/Manufactured construction; Metal roof; Crawl space foundation; Redman make; 14 ft x 57 ft
• Exterior features: Rented lot in a park (Palm City Park); Blacktop road access; 2+ access exits; Storm windows; Municipal trash service

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on main level; 1 full bathroom total
• Heating & cooling: Forced air heating (oil); Window cooling units (electric)
• Interior features: Walk-in shower; Ceiling fans; Combination kitchen and dining area; Traditional floor plan; Paneled walls; Not furnished
• Laundry & utility: Main floor laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $549 ($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 15.1% vs local median 2.2% in Campbelltown — 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 69/100 on livability (#831 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Annville-Cleona Ms (math 38% / reading 58%, grade C-, #153 of 512 statewide, top 30%, 207 students, 40% FRL); Annville Cleona Hs (math 52%, 489 students, 27% FRL).
• Market conditions: 167 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 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.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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 45 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $75k implies a 274% 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.71% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.40%
• DSCR: 2.40
• GRM: 4.9

CMA / ARV

• ARV (median comp): $73,373
• List price: $74,900
• Delta: 2.08%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 2.09×
• Total profit: $22,804
• Equity at exit: $11,168

10-year hold

• IRR: 33.9%
• Equity multiple: 4.09×
• Total profit: $64,814
• Equity at exit: $6,476

Cash invested: $20,972 (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 17003

• Active inventory: 167
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $549

Break-even live

Break-even rent $588

Max offer price $74,900

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $74,900 Pending 45 DOM
2. 2026-06-10
   days on market $74,900 Active 44 DOM
3. 2026-06-09
   days on market $74,900 Active 43 DOM
4. 2026-06-08
   days on market $74,900 Active 42 DOM
5. 2026-06-07
   days on market $74,900 Active 41 DOM
6. 2026-06-05
   pricedays on market $74,900 Active 38 DOM
7. 2026-06-02
   days on market $79,900 Active 36 DOM
8. 2026-06-01
   days on market $79,900 Active 35 DOM
9. 2026-05-31
   days on market $79,900 Active 34 DOM
10. 2026-05-30
    days on market $79,900 Active 33 DOM
11. 2026-04-27
    listed $79,900 Active 955-char remark
12. 1998-04-10
    soldstatus $20,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$348/yr (+$29/mo · 71.2%)

ⓘ 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 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,395
• − Mortgage interest: −$4,196
• − Property taxes: −$488
• − Insurance: −$374
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$2,179
• Taxable income: $5,694
• Est. tax owed @ 24.0%: −$1,367
• After-tax cash flow: $5,219/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — Campbelltown

• Score: 69/100
• State rank: #831
• US rank: #8645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,968
• Population (ZIP): 11,932

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.06%
• Current HPI: 193.333
• 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

+274.5% since first listed

4 events — show timeline

• 2026-06-11 Pending — BRIGHT MLS
• 2026-06-04 Price Changed $74,900 BRIGHT MLS
• 2026-04-27 Listed $79,900 BRIGHT MLS
• 1998-04-10 Sold (Public Records) $20,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $488 · +4.5% YoY. Source: county tax records.