304 Raven Ct · Hampden, PA 17050

$63,900

2 bd · 1.5 ba · 840 sqft · Manufactured public records · 24 Days on market

Built 2007 $76/sqft · 65% below area $570/mo HOA · 32% of rent

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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 +5.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 2007 Commodore with open floor plan ready for its new family. Park approval must be received prior to purchase. 2 Bedroom 1.5 Bath/s is move in-ready. Bring your possessions and start easy living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars by the toilet and shower. A new hot water heater was installed in 2025. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area for convenient accessibility. This property also features a beautifully maintained 10'X12' shed with loft storage and workbench. This is truly a must see. Located in Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. This home has been very well maintained. Perfect for you! Schedule your appointment today before it's gone!

Key facts

• Covered porch
• Open floor plan
• Accessible ramp

Tags

• OPEN FLOOR PLAN
• USER FRIENDLY BATHROOM
• WALK IN SHOWER
• COVERED PORCH
• ACCESSIBLE RAMP
• SHED WITH LOFT STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; high-income renter base; 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 $442 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 + 2.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $38k; list at $64k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 32% of rent.
• 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 $62,941 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.76% ✓
• Cap rate: 14.34%
• Cash-on-cash: 28.74%
• DSCR: 2.28
• GRM: 3.0

CMA / ARV

• ARV (median comp): $185,000
• List price: $63,900
• Delta: -65.46%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.99% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.63×
• Total profit: $11,316
• Equity at exit: $9,528

10-year hold

• IRR: 23.6%
• Equity multiple: 2.90×
• Total profit: $33,984
• Equity at exit: $5,525

Cash invested: $17,892 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$335
• Tax from tax record: −$35 /mo · $425/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$570
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $362

Break-even live

Break-even rent $1,308

Max offer price $63,900

Occupancy floor 75%

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: $15,975
• Closing costs: $1,917
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr
• Likely covers: water

Listing history 10 events

1. 2026-05-04
   status Pending 1114-char remark

   Show marketing remark (1114 chars)

   Beautifully maintained 2007 Commodore with open floor plan ready for its new family. Park approval must be received prior to purchase. 2 Bedroom 1.5 Bath/s is move in-ready. Bring your possessions and start easy living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars by the toilet and shower. A new hot water heater was installed in 2025. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area for convenient accessibility. This property also features a beautifully maintained 10'X12' shed with loft storage and workbench. This is truly a must see. Located in Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. This home has been very well maintained. Perfect for you! Schedule your appointment today before it's gone!

2. 2026-04-10
   listed $63,900 Active 1114-char remark

   Show marketing remark (1114 chars)

   Beautifully maintained 2007 Commodore with open floor plan ready for its new family. Park approval must be received prior to purchase. 2 Bedroom 1.5 Bath/s is move in-ready. Bring your possessions and start easy living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars by the toilet and shower. A new hot water heater was installed in 2025. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area for convenient accessibility. This property also features a beautifully maintained 10'X12' shed with loft storage and workbench. This is truly a must see. Located in Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. This home has been very well maintained. Perfect for you! Schedule your appointment today before it's gone!

3. 2022-04-08
   soldstatus $38,000 Closed 1024-char remark

   Show marketing remark (1024 chars)

   Beautifully maintained 2007 Commodore Manufactured home available for quick settlement for cash buyers. Park approval must be given. This 2007, 2 bedroom 1 1/2 bath is move in ready. Bring your possessions and start living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars both by the toilet and in the shower. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area. This property also features a beautifully maintained shed with over head storage. This is truly a must see. Located in the Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. Perfect for you! Schedule your appointment with the listing agent today before it's gone!

4. 2022-03-21
   status Pending 1024-char remark

   Show marketing remark (1024 chars)

   Beautifully maintained 2007 Commodore Manufactured home available for quick settlement for cash buyers. Park approval must be given. This 2007, 2 bedroom 1 1/2 bath is move in ready. Bring your possessions and start living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars both by the toilet and in the shower. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area. This property also features a beautifully maintained shed with over head storage. This is truly a must see. Located in the Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. Perfect for you! Schedule your appointment with the listing agent today before it's gone!

5. 2022-03-16
   status Active 1024-char remark

   Show marketing remark (1024 chars)

   Beautifully maintained 2007 Commodore Manufactured home available for quick settlement for cash buyers. Park approval must be given. This 2007, 2 bedroom 1 1/2 bath is move in ready. Bring your possessions and start living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars both by the toilet and in the shower. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area. This property also features a beautifully maintained shed with over head storage. This is truly a must see. Located in the Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. Perfect for you! Schedule your appointment with the listing agent today before it's gone!

6. 2022-03-08
   status Pending 1024-char remark

   Show marketing remark (1024 chars)

   Beautifully maintained 2007 Commodore Manufactured home available for quick settlement for cash buyers. Park approval must be given. This 2007, 2 bedroom 1 1/2 bath is move in ready. Bring your possessions and start living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars both by the toilet and in the shower. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area. This property also features a beautifully maintained shed with over head storage. This is truly a must see. Located in the Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. Perfect for you! Schedule your appointment with the listing agent today before it's gone!

7. 2022-03-04
   listed $41,000 Active 1024-char remark

   Show marketing remark (1024 chars)

   Beautifully maintained 2007 Commodore Manufactured home available for quick settlement for cash buyers. Park approval must be given. This 2007, 2 bedroom 1 1/2 bath is move in ready. Bring your possessions and start living. Master bedroom is in the front with the main bathroom. The main bathroom is user friendly with grab bars both by the toilet and in the shower. The shower features an easy walk in design with a bench seat and flexible shower head. The second bedroom is located in the rear of the home and has an adjoining half bathroom. The living room and kitchen are open concept for great entertaining. The porch outside is covered for seasonal enjoyment, and has a great ramp down to the parking area. This property also features a beautifully maintained shed with over head storage. This is truly a must see. Located in the Hampden Village, it has super easy access to 581, and all the shopping amenities of Mechanicsburg. Perfect for you! Schedule your appointment with the listing agent today before it's gone!

8. 2011-08-10
   soldstatus $30,000
9. 2011-06-27
   historical
10. 2011-05-21
    listed $32,500

ⓘ 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: $425 · $35/mo
• Projected year-2 tax: $717 · $60/mo
• Expected delta: +$292/yr (+$24/mo · 68.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,199
• − Mortgage interest: −$3,579
• − Property taxes: −$425
• − Insurance: −$1,117
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − HOA: −$6,840
• − Depreciation: −$1,859
• Taxable income: $3,987
• Est. tax owed @ 24.0%: −$957
• After-tax cash flow: $3,387/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Hampden

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

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

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 (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

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: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

+96.6% since first listed

10 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-10 Listed $63,900 BRIGHT MLS
• 2022-04-08 Sold (MLS) $38,000 BRIGHT MLS
• 2022-03-21 Pending — BRIGHT MLS
• 2022-03-16 Relisted — BRIGHT MLS
• 2022-03-08 Pending — BRIGHT MLS
• 2022-03-04 Listed $41,000 BRIGHT MLS
• 2011-08-10 Sold (MLS) $30,000 BRIGHT MLS
• 2011-06-27 Listing Removed — BRIGHT MLS
• 2011-05-21 Listed $32,500 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $425 · +3.2% YoY. Source: county tax records.