49 Meadow Run Pl · West Hanover, PA 17112

$65,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 3 Days on market

Built 1987

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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 +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A real bargain! Cozy 2 bedroom 1 bath mobile in 55+ community of Country Manor Farms. Offering an open floor plan, nice kitchen with large pantry, appliances and storage. The bedrooms are both large, laundry area that includes the washer and dryer. There is an out building to store your garden tools and extra "stuff". Perfect one floor living in a convenience location!

Key facts

• Built 1987
• Listed 3 days

Property features AI

Finance

• Other: Ownership is ground rent
• Financial info: Annual ground rent noted
• HOA & community: Senior community with 55+ age requirement; Ground rent exists with monthly payment

Exterior

• Parking: Off-site parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Manufactured double-wide home; Redman make; Situated in a 55+ senior community
• Construction: Frame construction; Metal roof
• Exterior features: Located in Country Manor park; Ground rent applies (monthly payment); Not in a federal flood zone; Above-grade and below-grade structures noted

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: 90% forced air heating (natural gas); Central air conditioning (natural gas)
• Interior features: Living room; Dining room; Energy-efficient windows; No basement; Property managed on-site
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $918 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 311 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $13k; list at $65k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

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: 2.55% ✓
• Cap rate: 23.24%
• Cash-on-cash: 60.54%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 57.8%
• Equity multiple: 3.51×
• Total profit: $45,698
• Equity at exit: $9,692

10-year hold

• IRR: 62.2%
• Equity multiple: 6.83×
• Total profit: $106,111
• Equity at exit: $5,620

Cash invested: $18,200 (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 17112

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $918

Break-even live

Break-even rent $497

Max offer price $65,000

Occupancy floor 40%

Sensitivity live

Price	-10% $955	-5% $937	+0% $918	+5% $900	+10% $881
Rent	-10% $787	-5% $853	+0% $918	+5% $984	+10% $1,049
Rate	-1.0pp $951	-0.5pp $935	base $918	+0.5pp $901	+1.0pp $884

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Radle Rd Harrisburg, PA	3.0	2.5	1445	$1,895	$1.31	44d	1	0.27mi
25 Sarhelm Rd Unit E Harrisburg, PA	2.0	1.0	900	$1,200	$1.33	44d	1	0.33mi
25 Sarhelm Rd Unit D Harrisburg, PA	2.0	1.0	950	$1,200	$1.26	24d	1	0.33mi

Listing history 3 events

1. 2026-06-18
   days on market $65,000 Active 3 DOM
2. 2026-06-17
   days on market $65,000 Active 2 DOM
3. 2026-06-15
   listed $65,000 Active 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: $299 · $25/mo
• Projected year-2 tax: $663 · $55/mo
• Expected delta: +$364/yr (+$30/mo · 121.5%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,915
• − Mortgage interest: −$3,641
• − Property taxes: −$299
• − Insurance: −$325
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$1,891
• Taxable income: $10,573
• Est. tax owed @ 24.0%: −$2,537
• After-tax cash flow: $8,481/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — West Hanover

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

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,502
• Household income: $103,876
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 412.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Black 8% Asian 7% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.10%
• Current HPI: 244.5366
• Rent YoY: ▲ 1.64%
• 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

+226.6% since first listed

7 events — show timeline

• 2026-06-15 Listed $65,000 BRIGHT MLS
• 2016-04-28 Sold (MLS) $13,000 BRIGHT MLS
• 2016-03-25 Listing Removed — BRIGHT MLS
• 2016-03-01 Listed $18,500 BRIGHT MLS
• 2011-02-25 Sold (MLS) $11,500 BRIGHT MLS
• 2011-01-15 Listing Removed — BRIGHT MLS
• 2010-06-22 Listed $19,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $299 · +5.9% YoY. Source: county tax records.