307 Benning Ave · Cumberland, PA 17325

$30,000

3 bd · 1.5 ba · 910 sqft · Manufactured public records · 11 Days on market

Built 1986 Est $43k · 30% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• 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

Nicely remodeled with great floor plan. Must have park approval to purchase.

Key facts

• Newer hvac
• Shaded outdoor space
• Built 1986

Tags

• NEWER HVAC
• FRONT AND REAR PORCHES
• SHADED OUTDOOR SPACE

Property features AI

Finance

• Financial info: Ground rent $668 monthly; Improvement assessed value per assessor

Exterior

• Parking: Off-street parking
• Utilities: Private/community water source; Electric hot water
• Home design: Manufactured home; Single-level living (main-level bedrooms)
• Construction: Aluminum siding; Above-grade finished area recorded (910); Year built per assessor
• Exterior features: Not in a federal flood zone; Ground rent paid monthly

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump(s); Oil heating fuel; Central air conditioning (electric)
• Interior features: No basement; Finished above-grade living space per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $999 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gettysburg Area SD (rural): math 46% / reading 60% proficiency, ranked #132 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 318 active listings in the ZIP; solid renter incomes; 403 units permitted in Adams County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Adams County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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.
• Current owner paid $9k; list at $30k implies a 233% 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 $30,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 5.06% ✓
• Cap rate: 46.27%
• Cash-on-cash: 142.78%
• DSCR: 7.35
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $42,770
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Walker Ave	0.19mi	2/1.0 (-1)	910 (0%)	11mo	$40,000	$44	75
98 Walker Ave	0.18mi	2/1.5 (-1)	852 (-6%)	19mo	$40,000	$47	60

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: —
• Equity multiple: 8.00×
• Total profit: $58,813
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 16.86×
• Total profit: $133,257
• Equity at exit: $2,594

Cash invested: $8,400 (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 17325

• Home prices YoY: -22.4%
• Active inventory: 318
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,519 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $999

Break-even live

Break-even rent $254

Max offer price $30,000

Occupancy floor 29%

Sensitivity live

Price	-10% $1,016	-5% $1,008	+0% $999	+5% $991	+10% $982
Rent	-10% $879	-5% $939	+0% $999	+5% $1,059	+10% $1,119
Rate	-1.0pp $1,015	-0.5pp $1,007	base $999	+0.5pp $992	+1.0pp $984

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $30,000 Active 11 DOM
2. 2026-06-19
   days on market $30,000 Active 9 DOM
3. 2026-06-18
   days on market $30,000 Active 8 DOM
4. 2026-06-17
   days on market $30,000 Active 7 DOM
5. 2026-06-16
   days on market $30,000 Active 6 DOM
6. 2026-06-16
   days on market $30,000 Active 5 DOM
7. 2026-06-14
   days on market $30,000 Active 3 DOM
8. 2026-06-12
   remarks 293-char remark
9. 2026-06-12
   listed $30,000 Active 2 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: $370 · $31/mo
• Projected year-2 tax: $422 · $35/mo
• Expected delta: +$52/yr (+$4/mo · 14.0%)

ⓘ 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 6/10 Major 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $18,230
• − Mortgage interest: −$1,680
• − Property taxes: −$370
• − Insurance: −$150
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$873
• Taxable income: $12,240
• Est. tax owed @ 24.0%: −$2,937
• After-tax cash flow: $9,056/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: Gettysburg Area SD
• NCES district ID: 4210710
• Math proficiency: 46% ▼ -9.00%
• Reading proficiency: 60% ▼ -9.00%
• Median HH income: $58,451
• Composite: 46.03/100
• National rank: #2526
• State rank: #132 of 539 in PA

Livability — Cumberland

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

Census & demographics

• County: Adams County · 30,373 people
• Metro: Gettysburg, PA
• Population (ZIP): 30,373
• Household income: $80,948
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 447.0

Population outlook (Adams County) Hauer SSP2

• Today (2025): 102,494 people
• By 2030: 101,890 · -0.6%
• By 2040: 98,417 · -4.0%
• By 2050: 92,014 · -10.2%
• By 2075: 76,128 · -25.7%
• By 2100: 58,931 · -42.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Romanian 3% Lithuanian 3% Serbian 2%
• Foreign-born: 5% · Canada, China, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Adams

• 2024 margin: Solid R (+33.6) · D 32.7% · R 66.4%
• 2008→2024 swing: -14.1pp toward R · 2008: -19.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+34.1 2016: R+36.4 2012: R+27.6 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.49%
• Current HPI: 282.6594
• Rent YoY: —
• Metro: Gettysburg, 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

+114.3% since first listed

7 events — show timeline

• 2026-06-10 Listed $30,000 BRIGHT MLS
• 2013-12-13 Sold (MLS) $9,000 BRIGHT MLS
• 2013-12-03 Listing Removed — BRIGHT MLS
• 2013-06-25 Listed $12,000 BRIGHT MLS
• 2001-12-20 Sold (MLS) $14,000 BRIGHT MLS
• 2001-10-16 Listing Removed — BRIGHT MLS
• 2001-06-27 Listed $14,000 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $370 · +3.3% YoY. Source: county tax records.