36 Meadow Run Pl · West Hanover, PA 17112

$69,900

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 57 Days on market

Built 1984

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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

Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

Key facts

• Open floor plan
• Screened in porch
• Paved driveway

Tags

• OPEN FLOOR PLAN
• GAS RANGE
• SCREENED IN PORCH
• PAVED DRIVEWAY

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 $910 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% 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.
• 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 $483 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 $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.40% ✓
• Cap rate: 21.91%
• Cash-on-cash: 55.77%
• DSCR: 3.48
• GRM: 3.5

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: 52.6%
• Equity multiple: 3.26×
• Total profit: $44,323
• Equity at exit: $10,422

10-year hold

• IRR: 57.3%
• Equity multiple: 6.32×
• Total profit: $104,079
• Equity at exit: $6,044

Cash invested: $19,572 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,679 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$21 /mo · $249/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $910

Break-even live

Break-even rent $527

Max offer price $69,900

Occupancy floor 41%

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: $17,475
• Closing costs: $2,097
• 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	43d	1	0.17mi
25 Sarhelm Rd Unit E Harrisburg, PA	2.0	1.0	900	$1,200	$1.33	43d	1	0.21mi
25 Sarhelm Rd Unit D Harrisburg, PA	2.0	1.0	950	$1,200	$1.26	23d	1	0.21mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-03-28
   price $69,900
3. 2026-03-01
   listed $75,000 Active
4. 2024-03-29
   soldstatus $75,000 Closed 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

5. 2024-03-06
   historical Active Under Contract 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

6. 2024-02-18
   status Active 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

7. 2024-02-10
   status Pending 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

8. 2024-02-02
   listed $79,900 Active 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

9. 2024-01-26
   historical $79,900 711-char remark

   Show marketing remark (711 chars)

   Welcome to Country Meadow Farms 55+ Community in West Hanover Township. One floor living ranch style, 1984 well maintained doublewide mobile. Open floor plan. Two large bedrooms, one with a jack n jill bathroom. Primary is oversized with a full bath and walk in shower and new vanity. Natural gas furnace and freestanding fireplace for cozy nights. Lots of storage, updated kitchen. Relax in the screened in side porch sunroom or the front covered porch. Large shed. Very economical living with natural gas, low taxes. Close to major highways, shopping and restaurants. Lot rent is $616 monthly which includes water and road snow removal. Must be park approved. "AS IS" Seller will not do any repairs.

10. 2012-08-03
    soldstatus $39,900 347-char remark

    Show marketing remark (347 chars)

    Over 55 community. Beautiful double wide with many updates (See Associated Documents). New: windows, doors, front and side porches, beautiful professional landscaping, brick sidewalk, neutral rugs. The list goes on. New cabinet doors with matching island. Low taxes. Close to major highways. AHS warranty provided to buyer with satisfactory offer.

11. 2011-08-01
    listed $41,900 347-char remark

    Show marketing remark (347 chars)

    Over 55 community. Beautiful double wide with many updates (See Associated Documents). New: windows, doors, front and side porches, beautiful professional landscaping, brick sidewalk, neutral rugs. The list goes on. New cabinet doors with matching island. Low taxes. Close to major highways. AHS warranty provided to buyer with satisfactory offer.

12. 2006-10-31
    soldstatus $39,900
13. 2006-05-23
    listed $44,900
14. 2006-05-23
    historical

ⓘ 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: $249 · $21/mo
• Projected year-2 tax: $677 · $56/mo
• Expected delta: +$427/yr (+$36/mo · 171.3%)

ⓘ 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: $20,143
• − Mortgage interest: −$3,915
• − Property taxes: −$249
• − Insurance: −$350
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$2,033
• Taxable income: $10,372
• Est. tax owed @ 24.0%: −$2,489
• After-tax cash flow: $8,426/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

+55.7% since first listed

14 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-03-28 Price Changed $69,900 BRIGHT MLS
• 2026-03-01 Listed $75,000 BRIGHT MLS
• 2024-03-29 Sold (MLS) $75,000 BRIGHT MLS
• 2024-03-06 Contingent — BRIGHT MLS
• 2024-02-18 Relisted — BRIGHT MLS
• 2024-02-10 Pending — BRIGHT MLS
• 2024-02-02 Listed $79,900 BRIGHT MLS
• 2024-01-26 Coming Soon $79,900 BRIGHT MLS
• 2012-08-03 Sold (MLS) $39,900 BRIGHT MLS
• 2011-08-01 Listed $41,900 BRIGHT MLS
• 2006-10-31 Sold (MLS) $39,900 BRIGHT MLS
• 2006-05-23 Listing Removed — BRIGHT MLS
• 2006-05-23 Listed $44,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $249 · +5.9% YoY. Source: county tax records.