11 Spring Dr · Shippensburg, PA 17257

$60,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 15 Days on market

Built 1992

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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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

Key facts

• Side deck
• Updated hvac
• Charming garden beds

Tags

• UPDATED HVAC
• MULTIPLE OUTDOOR AREAS
• SIDE DECK
• PATIO SPACE
• CHARMING GARDEN BEDS
• AMPLE CABINET STORAGE

Property features AI

Finance

• Other: Ownership interest: ground rent; Improvement assessed value (estimated): $31,000; Annual ground rent listed under income/expense
• Financial info: Ground rent $585 per month

Exterior

• Parking: Driveway parking (2 spaces); 2 total garage and parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); Estimated year of manufacture: 1992; Single-story/entry on main level
• Construction: Vinyl siding; Above-grade and below-grade structures
• Exterior features: Not in a federal flood zone; Ground rent exists (monthly payment)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement; At least two exit points (2+ access exits)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $913 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 24.6% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $415 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 + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 $14k; list at $60k implies a 344% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.74% ✓
• Cap rate: 24.56%
• Cash-on-cash: 65.22%
• DSCR: 3.90
• GRM: 3.0

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: 64.4%
• Equity multiple: 3.88×
• Total profit: $48,442
• Equity at exit: $8,946

10-year hold

• IRR: 68.8%
• Equity multiple: 7.97×
• Total profit: $117,098
• Equity at exit: $5,188

Cash invested: $16,800 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 161
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$315
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $913

Break-even live

Break-even rent $488

Max offer price $60,000

Occupancy floor 39%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Woodridge Dr Shippensburg, PA	3.0	2.5	1404	$2,000	$1.42	43d	1	0.31mi
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	14d	1	0.42mi
401 E Neff St Shippensburg, PA	2.0	1.0	1400	$1,295	$0.93	21d	1	1.19mi
111 S Prince St Shippensburg, PA	2.0	1.0	700	$999	$1.43	14d	1	1.20mi
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	1.41mi

Listing history 22 events

1. 2026-06-07
   statusdays on market $60,000 Pending 15 DOM
2. 2026-06-03
   days on market $60,000 Active 11 DOM
3. 2026-06-02
   days on market $60,000 Active 10 DOM
4. 2026-06-01
   days on market $60,000 Active 9 DOM
5. 2026-05-31
   days on market $60,000 Active 8 DOM
6. 2026-05-31
   days on market $60,000 Active 7 DOM
7. 2026-05-23
   listed $60,000 Active
8. 2024-08-31
   historical
9. 2024-03-08
   listed $70,000 Active
10. 2019-06-26
    soldstatus $13,500 Closed 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

11. 2019-06-07
    status Pending 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

12. 2019-05-22
    price $19,000 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

13. 2019-03-18
    status Active 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

14. 2019-02-18
    historical 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

15. 2019-02-04
    price $22,500 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

16. 2018-12-07
    listed $25,000 Active 255-char remark

    Show marketing remark (255 chars)

    3BR/2BA Double wide in Country Side has a newly installed roof, installed just 4 years ago. 1992 Skyline model with side deck and side porch. Large master bedroom with walk-in closet and full bath. Ground lease is $390/month and includes sewer and trash.

17. 2014-10-31
    soldstatus $19,000
18. 2014-09-01
    historical
19. 2013-12-18
    listed $17,500
20. 2013-12-18
    listed $19,000
21. 2013-12-15
    historical
22. 2012-12-15
    listed $29,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $752 · $63/mo
• Expected delta: +$196/yr (+$16/mo · 35.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,732
• − Mortgage interest: −$3,361
• − Property taxes: −$555
• − Insurance: −$300
• − Repairs & maintenance: −$1,579
• − Management: −$1,579
• − Depreciation: −$1,745
• Taxable income: $10,613
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $8,410/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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% Other Indo-European 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: ▼ -62.12%
• Current HPI: 297.1586
• Rent YoY: —
• 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

+106.9% since first listed

16 events — show timeline

• 2026-05-23 Listed $60,000 BRIGHT MLS
• 2024-08-31 Listing Removed — BRIGHT MLS
• 2024-03-08 Listed $70,000 BRIGHT MLS
• 2019-06-26 Sold (MLS) $13,500 BRIGHT MLS
• 2019-06-07 Pending — BRIGHT MLS
• 2019-05-22 Price Changed $19,000 BRIGHT MLS
• 2019-03-18 Relisted — BRIGHT MLS
• 2019-02-18 Listing Removed — BRIGHT MLS
• 2019-02-04 Price Changed $22,500 BRIGHT MLS
• 2018-12-07 Listed $25,000 BRIGHT MLS
• 2014-10-31 Sold (MLS) $19,000 BRIGHT MLS
• 2014-09-01 Listing Removed — BRIGHT MLS
• 2013-12-18 Listed $19,000 BRIGHT MLS
• 2013-12-18 Listed $17,500 BRIGHT MLS
• 2013-12-15 Listing Removed — BRIGHT MLS
• 2012-12-15 Listed $29,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $555 · +3.7% YoY. Source: county tax records.