42 Kip Rd · Millersburg, PA 17032

$70,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 32 Days on market

Built 2011 $66/sqft · 13% above area Est $58k · 20% over

---

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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Set in a quiet, well-kept community surrounded by open fields and wooded views, this 3-bedroom, 2-bath home offers a rare combination of space, privacy, and affordability. Built in 2011, the home features a functional layout with a spacious main living area that flows into the kitchen and dining space. Natural light fills the home, and the layout offers flexibility without wasted square footage. The primary suite is positioned for privacy and includes its own full bath with double vanity and walk-in shower. Two additional bedrooms and a second full bath provide options for guests, office space, or everyday living. A dedicated laundry area adds convenience, and all appliances are included. O

Key facts

• 4 parking spots
• Built 2011
• Listed 32 days

Property features AI

Finance

• Financial info: Ground rent $450 per month; Ownership interest: ground rent; Property manager present; Annual ground rent listed as an income/expense item

Exterior

• Parking: Detached carport with 2 spaces; Two off-street parking spaces; Total of 4 garage/parking spaces
• Utilities: Community water; Community septic tank
• Home design: Manufactured single wide home; Above-grade finished area approximately 1,000 (estimated); Entry/other structures both above and below grade
• Construction: Frame construction
• Exterior features: Shed on the property; Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Basement present (other type); Estimated total living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $178 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.5% in Millersburg — 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 74/100 on livability (#480 in PA, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Halifax Area SD (rural): math 28% / reading 55% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Halifax Area El Sch (math 37% / reading 60%, grade D, #718 of 1,518 statewide, top 48%, 358 students, 30% FRL); Halifax Area Ms (math 13% / reading 50%, grade F, #367 of 512 statewide, top 73%, 273 students, 31% FRL); Halifax Area Hs (math 54%, 244 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.37% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.32%
• DSCR: 1.64
• GRM: 6.1

CMA / ARV

• ARV (median comp): $58,355
• List price: $70,000
• Delta: 19.96%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $90
• Equity at exit: $10,437

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $15,003
• Equity at exit: $6,052

Cash invested: $19,600 (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 17032

• Home prices YoY: -8.3%
• Active inventory: 47
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $178

Break-even live

Break-even rent $733

Max offer price $70,000

Occupancy floor 76%

Sensitivity live

Price	-10% $218	-5% $198	+0% $178	+5% $159	+10% $139
Rent	-10% $103	-5% $140	+0% $178	+5% $216	+10% $254
Rate	-1.0pp $214	-0.5pp $196	base $178	+0.5pp $160	+1.0pp $142

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	24d	1	1.35mi

Listing history 10 events

1. 2026-06-09
   status $70,000 Pending 32 DOM
2. 2026-06-08
   days on market $70,000 Active 32 DOM
3. 2026-06-08
   days on market $70,000 Active 31 DOM
4. 2026-06-07
   days on market $70,000 Active 30 DOM
5. 2026-06-04
   days on market $70,000 Active 27 DOM
6. 2026-06-02
   days on market $70,000 Active 26 DOM
7. 2026-06-01
   days on market $70,000 Active 25 DOM
8. 2026-05-31
   days on market $70,000 Active 24 DOM
9. 2026-05-08
   listed $70,000 Active 1471-char remark
10. 2026-05-01
    historical $70,000 1471-char remark

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,508
• − Mortgage interest: −$3,921
• − Property taxes: −$1,529
• − Insurance: −$1,016
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,036
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $1,861/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: Halifax Area SD
• NCES district ID: 4211310
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $56,462
• Composite: 36.25/100
• National rank: #4713
• State rank: #310 of 539 in PA

Livability — Millersburg

• Score: 74/100
• State rank: #480
• US rank: #4444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,630

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -25.19%
• Current HPI: 276.6399
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-08 Pending — BRIGHT MLS
• 2026-05-08 Listed $70,000 BRIGHT MLS
• 2026-05-01 Coming Soon $70,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $1,529 · +4.2% YoY. Source: county tax records.