120 Country View Ests · Upper Frankford, PA 17241

$125,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 14 Days on market

Built 2009 $456/mo HOA · 26% of rent

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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 +17.3/30.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Schools +4.4/10.0
• 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

This beautifully maintained 2009 Double could be yours! This home features 3 bedrooms and 2 full baths, as well as living, kitchen and dining and a utility/mudroom. The living room boasts a stone fireplace that has never been used. The home walls are drywall and not panel board. Sit out on your maintenance free composite deck and watch the sunset over the north mountain. This home is located at the end of the street and is only 1 of 2 homes. Oversized lot and a storage shed for all your lawn care needs. This home is priced to sell, so contact me today to set up your private showing

Key facts

• Built 2009
• Listed 13 days

Property features AI

Finance

• Other: Above-grade finished area reported by assessor
• HOA & community: Ground rent of $456 paid monthly; HOA/association fee $456 monthly

Exterior

• Parking: Asphalt driveway
• Utilities: Community water; Private sewer; Electric hot water; Circuit breaker electric service; Cable TV available
• Home design: Manufactured home; Main entrance faces west
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built year per assessor
• Exterior features: Rented lot; Park setting within Country View Estates; Not in a federal flood zone; Shed on the property; Above-grade and below-grade structures noted

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Carpet and vinyl flooring; No basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Big Spring SD (rural): math 39% / reading 62% proficiency, ranked #162 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Big Spring Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 739 students, 33% FRL).
• Market conditions: 45 active listings in the ZIP; 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.
• 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 $125,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.38% ✓
• Cap rate: 7.17%
• Cash-on-cash: 3.13%
• DSCR: 1.14
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-14,161
• Equity at exit: $18,638

10-year hold

• IRR: -1.5%
• Equity multiple: 0.89×
• Total profit: $-3,721
• Equity at exit: $10,808

Cash invested: $35,000 (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 17241

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,721 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$52
• HOA: −$456
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $91

Break-even live

Break-even rent $1,606

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $162	-5% $127	+0% $91	+5% $56	+10% $21
Rent	-10% $-45	-5% $23	+0% $91	+5% $159	+10% $227
Rate	-1.0pp $154	-0.5pp $123	base $91	+0.5pp $59	+1.0pp $26

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $456 · $5,472/yr
• Likely covers: landscaping

Listing history 10 events

1. 2026-06-21
   days on market $125,000 Coming Soon 14 DOM
2. 2026-06-18
   days on market $125,000 Coming Soon 11 DOM
3. 2026-06-17
   days on market $125,000 Coming Soon 10 DOM
4. 2026-06-16
   days on market $125,000 Coming Soon 9 DOM
5. 2026-06-15
   days on market $125,000 Coming Soon 8 DOM
6. 2026-06-14
   days on market $125,000 Coming Soon 6 DOM
7. 2026-06-10
   days on market $125,000 Coming Soon 3 DOM
8. 2026-06-09
   days on market $125,000 Coming Soon 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $125,000 Coming Soon 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: $1,258 · $105/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$359/yr (+$30/mo · 28.5%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,655
• − Mortgage interest: −$7,002
• − Property taxes: −$1,258
• − Insurance: −$625
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$5,472
• − Depreciation: −$3,636
• Taxable loss: −$643
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,251/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: Big Spring SD
• NCES district ID: 4203660
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $56,941
• Composite: 43.77/100
• National rank: #2942
• State rank: #162 of 539 in PA

Livability — Upper Frankford

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

Census & demographics

• Population (ZIP): 11,094

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

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: ▼ -32.92%
• Current HPI: 285.3994
• 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

+150.0% since first listed

4 events — show timeline

• 2026-06-07 Coming Soon $125,000 BRIGHT MLS
• 2019-11-23 Sold (MLS) $50,000 BRIGHT MLS
• 2019-11-06 Pending — BRIGHT MLS
• 2019-11-01 Listed $50,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $1,258 · +0.8% YoY. Source: county tax records.