198 Shippensburg Mobile Est · Shippensburg, PA 17257

$35,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 246 Days on market

Built 1993 $38/sqft · 7% above area Est $33k · 7% over

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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 +4.4/15.0
• 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

Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

Key facts

• Built 1993
• Listed 246 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $678 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $31k (12.0% below list) — sets the bar for market timing.
• Cap rate 29.6% 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.
• Market conditions: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $242 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $8k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $30,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.28% ✓
• Cap rate: 29.56%
• Cash-on-cash: 83.08%
• DSCR: 4.70
• GRM: 2.5

CMA / ARV

• ARV (median comp): $32,768
• List price: $35,000
• Delta: 6.81%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Noaker Cir	0.13mi	3/1.0 (+1)	880 (-5%)	21mo	$55,000	$63	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 83.4%
• Equity multiple: 4.83×
• Total profit: $37,550
• Equity at exit: $5,219

10-year hold

• IRR: 86.7%
• Equity multiple: 10.02×
• Total profit: $88,376
• Equity at exit: $3,026

Cash invested: $9,800 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $678

Break-even live

Break-even rent $288

Max offer price $35,000

Occupancy floor 36%

Sensitivity live

Price	-10% $698	-5% $688	+0% $678	+5% $669	+10% $659
Rent	-10% $588	-5% $633	+0% $678	+5% $724	+10% $769
Rate	-1.0pp $696	-0.5pp $687	base $678	+0.5pp $669	+1.0pp $660

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Deerfield Ln Shippensburg, PA	1.0	1.0	1117	$1,225	$1.10	44d	1	0.28mi
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,130	$1.52	15d	1	1.00mi
111 S Prince St Shippensburg, PA	2.0	1.0	700	$999	$1.43	15d	1	1.48mi

Listing history 26 events

1. 2026-06-18
   days on market $35,000 Active 246 DOM
2. 2026-06-17
   days on market $35,000 Active 245 DOM
3. 2026-06-16
   days on market $35,000 Active 244 DOM
4. 2026-06-15
   days on market $35,000 Active 243 DOM
5. 2026-06-14
   days on market $35,000 Active 241 DOM
6. 2026-06-13
   days on market $35,000 Active 240 DOM
7. 2026-06-10
   days on market $35,000 Active 238 DOM
8. 2026-06-09
   days on market $35,000 Active 237 DOM
9. 2026-06-08
   days on market $35,000 Active 236 DOM
10. 2026-06-07
    days on market $35,000 Active 235 DOM
11. 2026-06-03
    days on market $35,000 Active 231 DOM
12. 2026-06-02
    days on market $35,000 Active 230 DOM
13. 2026-06-01
    days on market $35,000 Active 229 DOM
14. 2026-05-31
    days on market $35,000 Active 228 DOM
15. 2026-05-31
    days on market $35,000 Active 227 DOM
16. 2026-04-20
    status Active 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

17. 2026-04-03
    historical Active Under Contract 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

18. 2026-03-04
    status Active 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

19. 2026-03-02
    historical Active Under Contract 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

20. 2025-12-06
    price $35,000 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

21. 2025-09-26
    listed $43,500 Active 213-char remark

    Show marketing remark (213 chars)

    Back on the market due to not getting park approval. Nice 2-bedroom 2 bath mobile. Nice split floor plan. Walk through the door into the open living room and kitchen area. There is a bedroom and bath on both ends.

22. 2022-09-13
    historical 312-char remark

    Show marketing remark (312 chars)

    This is an affordable and nicely maintained 1993 mobile with two bedrooms, 2 full baths, covered front porch and storage shed on a rented lot in Shippensburg Mobile Estates. Lot rent is $480/mo and includes sewer and trash. Kerosene heat must be converted to electric or propane. Buyer must obtain park approval.

23. 2022-09-13
    soldstatus $27,900 Closed 312-char remark

    Show marketing remark (312 chars)

    This is an affordable and nicely maintained 1993 mobile with two bedrooms, 2 full baths, covered front porch and storage shed on a rented lot in Shippensburg Mobile Estates. Lot rent is $480/mo and includes sewer and trash. Kerosene heat must be converted to electric or propane. Buyer must obtain park approval.

24. 2022-08-12
    status Pending 312-char remark

    Show marketing remark (312 chars)

    This is an affordable and nicely maintained 1993 mobile with two bedrooms, 2 full baths, covered front porch and storage shed on a rented lot in Shippensburg Mobile Estates. Lot rent is $480/mo and includes sewer and trash. Kerosene heat must be converted to electric or propane. Buyer must obtain park approval.

25. 2022-07-19
    price $29,900 312-char remark

    Show marketing remark (312 chars)

    This is an affordable and nicely maintained 1993 mobile with two bedrooms, 2 full baths, covered front porch and storage shed on a rented lot in Shippensburg Mobile Estates. Lot rent is $480/mo and includes sewer and trash. Kerosene heat must be converted to electric or propane. Buyer must obtain park approval.

26. 2022-06-30
    listed $35,000 Active 312-char remark

    Show marketing remark (312 chars)

    This is an affordable and nicely maintained 1993 mobile with two bedrooms, 2 full baths, covered front porch and storage shed on a rented lot in Shippensburg Mobile Estates. Lot rent is $480/mo and includes sewer and trash. Kerosene heat must be converted to electric or propane. Buyer must obtain park approval.

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $454 · $38/mo
• Expected delta: +$99/yr (+$8/mo · 27.8%)

ⓘ 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 · 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: $13,765
• − Mortgage interest: −$1,961
• − Property taxes: −$355
• − Insurance: −$175
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$1,018
• Taxable income: $8,054
• Est. tax owed @ 24.0%: −$1,933
• After-tax cash flow: $6,209/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

+0.0% since first listed

11 events — show timeline

• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-03 Contingent — BRIGHT MLS
• 2026-03-04 Relisted — BRIGHT MLS
• 2026-03-02 Contingent — BRIGHT MLS
• 2025-12-06 Price Changed $35,000 BRIGHT MLS
• 2025-09-26 Listed $43,500 BRIGHT MLS
• 2022-09-13 Listing Removed — BRIGHT MLS
• 2022-09-13 Sold (MLS) $27,900 BRIGHT MLS
• 2022-08-12 Pending — BRIGHT MLS
• 2022-07-19 Price Changed $29,900 BRIGHT MLS
• 2022-06-30 Listed $35,000 BRIGHT MLS

Property tax history

+3.0%/yr

Latest (2026): $355 · +3.5% YoY. Source: county tax records.