11 Kingsbury Tp-0011 · Hampden, PA 17050

$99,000

3 bd · 2.5 ba · 1,568 sqft · Manufactured public records · 65 Days on market

Built 2005 $63/sqft · 66% below area ↓ 10% since listing

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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

Welcome to this well-maintained 3-bedroom, 2 full bathroom double wide located in the quiet community of Kingsbury MHP within the Cumberland Valley School District. This home offers a spacious layout featuring a comfortable living room, a dedicated dining area, and a cozy family room complete with a wood-burning fireplace, perfect for relaxing evenings. The kitchen has been updated with beautiful granite countertops, providing both style and functionality. A separate laundry room adds convenience, and each bedroom includes its own walk-in closet, offering plenty of storage space. If you’re looking for comfort, space, and a peaceful setting, this home is one you won’t want to miss!

Key facts

• Laundry room
• Walk in closet
• Granite countertops

Tags

• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• DEDICATED DINING AREA
• WALK IN CLOSET
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

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 $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.97% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.42%
• DSCR: 2.71
• GRM: 4.2

CMA / ARV

• ARV (median comp): $292,514
• List price: $99,000
• Delta: -66.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 2.39×
• Total profit: $38,527
• Equity at exit: $14,761

10-year hold

• IRR: 39.8%
• Equity multiple: 4.55×
• Total profit: $98,481
• Equity at exit: $8,560

Cash invested: $27,720 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,951 high
• Mortgage (P&I): −$519
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $887

Break-even live

Break-even rent $828

Max offer price $99,000

Occupancy floor 50%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5349 Oxford Cir Mechanicsburg, PA	1.0–3.0	1.0–1.5	894	$2,135	$2.39	14d	26	0.77mi
837 Admirals Quay Dr Mechanicsburg, PA	3.0	2.5	2027	$2,010	$0.99	14d	1	0.86mi
613 Geneva Dr Unit 615A12 Mechanicsburg, PA	2.0	1.0	1100	$1,320	$1.20	43d	1	0.87mi
5412 Oxford Dr Mechanicsburg, PA	2.0	2.5	1223	$1,795	$1.47	43d	1	0.88mi
4815 E Trindle Rd Unit 2 Mechanicsburg, PA	2.0	1.5	1240	$1,750	$1.41	43d	1	0.94mi
411 E Main St Mechanicsburg, PA	2.0	1.5	1600	$1,500	$0.94	23d	1	1.12mi
319 E Main St Unit 1ST FLOOR Mechanicsburg, PA	3.0	1.5	1500	$1,795	$1.20	14d	1	1.19mi
498 Stonehedge Ln Mechanicsburg, PA	2.0	1.5–2.5	1055	$1,832	$1.74	14d	2	1.30mi
363 Stonehedge Ln Mechanicsburg, PA	2.0	2.5	1408	$1,625	$1.15	14d	1	1.35mi
113 E Woodland Dr Mechanicsburg, PA	3.0	1.5	1704	$2,300	$1.35	43d	1	1.36mi

Listing history 8 events

1. 2026-06-18
   days on market $99,000 Active 65 DOM
2. 2026-06-17
   days on market $99,000 Active 64 DOM
3. 2026-06-16
   days on market $99,000 Active 63 DOM
4. 2026-06-15
   days on market $99,000 Active 62 DOM
5. 2026-06-14
   days on market $99,000 Active 60 DOM
6. 2026-06-13
   status $99,000 Active 59 DOM
7. 2026-05-14
   price $99,000 701-char remark

   Show marketing remark (701 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bathroom double wide located in the quiet community of Kingsbury MHP within the Cumberland Valley School District. This home offers a spacious layout featuring a comfortable living room, a dedicated dining area, and a cozy family room complete with a wood-burning fireplace, perfect for relaxing evenings. The kitchen has been updated with beautiful granite countertops, providing both style and functionality. A separate laundry room adds convenience, and each bedroom includes its own walk-in closet, offering plenty of storage space. If you’re looking for comfort, space, and a peaceful setting, this home is one you won’t want to miss!

8. 2026-03-27
   listed $110,000 Active 701-char remark

   Show marketing remark (701 chars)

   Welcome to this well-maintained 3-bedroom, 2 full bathroom double wide located in the quiet community of Kingsbury MHP within the Cumberland Valley School District. This home offers a spacious layout featuring a comfortable living room, a dedicated dining area, and a cozy family room complete with a wood-burning fireplace, perfect for relaxing evenings. The kitchen has been updated with beautiful granite countertops, providing both style and functionality. A separate laundry room adds convenience, and each bedroom includes its own walk-in closet, offering plenty of storage space. If you’re looking for comfort, space, and a peaceful setting, this home is one you won’t want to miss!

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$220/yr (+$18/mo · 19.6%)

ⓘ 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 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,416
• − Mortgage interest: −$5,546
• − Property taxes: −$1,124
• − Insurance: −$495
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$2,880
• Taxable income: $9,625
• Est. tax owed @ 24.0%: −$2,310
• After-tax cash flow: $8,339/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

-10.0% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $99,000 BRIGHT MLS
• 2026-03-27 Listed $110,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $1,124 · +3.2% YoY. Source: county tax records.