7500 Molly Pitcher Hwy, Lot #30 · Shippensburg, PA 17257

$38,000

2 bd · 2.0 ba · 840 sqft · Manufactured · 26 Days on market

Built 2018 ↓ 27% 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 +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

Discover the charm of this beautifully designed 2-bedroom, 2-bathroom manufactured home nestled in the serene MT Rock Mobile Home Park. Built in 2018, this ranch-style residence boasts an inviting open floor plan, perfect for both relaxation and entertaining. The spacious kitchen features an eat-in area, complemented by modern appliances including a dishwasher, electric oven, and refrigerator, ensuring culinary delights are just a step away. Natural light in the interior through skylight in Master Bath, enhancing the warmth of the carpeted living spaces. Enjoy the convenience of a main-floor laundry area and a luxurious walk-in shower in the bath. Step outside to your private deck and porch, ideal for morning coffee or evening gatherings, surrounded by side yard space for added tranquility. With a stone driveway accommodating two vehicles and a handy shed for storage, this home offers both comfort and functionality. Experience a lifestyle of ease and elegance in this delightful property, where every detail invites you to unwind and feel at home.

Key facts

• 2 parking spots
• Built 2018
• Listed 26 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $38k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.4% 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.
• Market conditions: 161 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $263 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $37,430 (1.5% below list)

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.13% ✓
• Cap rate: 26.36%
• Cash-on-cash: 71.68%
• DSCR: 4.19
• GRM: 2.7

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: 71.4%
• Equity multiple: 4.23×
• Total profit: $34,367
• Equity at exit: $5,666

10-year hold

• IRR: 75.3%
• Equity multiple: 8.73×
• Total profit: $82,229
• Equity at exit: $3,286

Cash invested: $10,640 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$199
• Tax from tax record: −$89 /mo · $1,071/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $636

Break-even live

Break-even rent $385

Max offer price $38,000

Occupancy floor 42%

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: $9,500
• Closing costs: $1,140
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 1061-char remark

   Show marketing remark (1061 chars)

   Discover the charm of this beautifully designed 2-bedroom, 2-bathroom manufactured home nestled in the serene MT Rock Mobile Home Park. Built in 2018, this ranch-style residence boasts an inviting open floor plan, perfect for both relaxation and entertaining. The spacious kitchen features an eat-in area, complemented by modern appliances including a dishwasher, electric oven, and refrigerator, ensuring culinary delights are just a step away. Natural light in the interior through skylight in Master Bath, enhancing the warmth of the carpeted living spaces. Enjoy the convenience of a main-floor laundry area and a luxurious walk-in shower in the bath. Step outside to your private deck and porch, ideal for morning coffee or evening gatherings, surrounded by side yard space for added tranquility. With a stone driveway accommodating two vehicles and a handy shed for storage, this home offers both comfort and functionality. Experience a lifestyle of ease and elegance in this delightful property, where every detail invites you to unwind and feel at home.

2. 2026-04-22
   listed $38,000 Active 1061-char remark

   Show marketing remark (1061 chars)

   Discover the charm of this beautifully designed 2-bedroom, 2-bathroom manufactured home nestled in the serene MT Rock Mobile Home Park. Built in 2018, this ranch-style residence boasts an inviting open floor plan, perfect for both relaxation and entertaining. The spacious kitchen features an eat-in area, complemented by modern appliances including a dishwasher, electric oven, and refrigerator, ensuring culinary delights are just a step away. Natural light in the interior through skylight in Master Bath, enhancing the warmth of the carpeted living spaces. Enjoy the convenience of a main-floor laundry area and a luxurious walk-in shower in the bath. Step outside to your private deck and porch, ideal for morning coffee or evening gatherings, surrounded by side yard space for added tranquility. With a stone driveway accommodating two vehicles and a handy shed for storage, this home offers both comfort and functionality. Experience a lifestyle of ease and elegance in this delightful property, where every detail invites you to unwind and feel at home.

3. 2019-03-28
   soldstatus $51,900 Closed 211-char remark

   Show marketing remark (211 chars)

   This brand new home offers 4 year manufacturers warranty! Features 2 brms, 2 bath, kitchen w/ dining nook, laundry area, living room, and shed on rented lot in established Mt. Rock Manor. Many special features!

4. 2019-01-29
   status Pending 211-char remark

   Show marketing remark (211 chars)

   This brand new home offers 4 year manufacturers warranty! Features 2 brms, 2 bath, kitchen w/ dining nook, laundry area, living room, and shed on rented lot in established Mt. Rock Manor. Many special features!

5. 2018-06-07
   listed $51,900 Active 211-char remark

   Show marketing remark (211 chars)

   This brand new home offers 4 year manufacturers warranty! Features 2 brms, 2 bath, kitchen w/ dining nook, laundry area, living room, and shed on rented lot in established Mt. Rock Manor. Many special features!

ⓘ 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: $1,071 · $89/mo
• Projected year-2 tax: $1,071 · $89/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,277
• − Mortgage interest: −$2,129
• − Property taxes: −$1,071
• − Insurance: −$190
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$1,105
• Taxable income: $7,498
• Est. tax owed @ 24.0%: −$1,800
• After-tax cash flow: $5,828/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 (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

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 · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

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

-26.8% since first listed

5 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-04-22 Listed $38,000 BRIGHT MLS
• 2019-03-28 Sold (MLS) $51,900 BRIGHT MLS
• 2019-01-29 Pending — BRIGHT MLS
• 2018-06-07 Listed $51,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $1,071 · +3.3% YoY. Source: county tax records.