106 Airport Rd · Southampton, PA 17257

$125,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 11 Days on market

Built 1958 0.48 ac lot

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Why this score? — see what drove the D+ 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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

AUCTION UPCOMING: WEDNESDAY June 24, 2026 beginning at 6:00 PM. .48 acre property featuring a 924 sq ft home with 2 bedrooms and 1 bathroom with a large stand-up shower. Interior includes a spacious living room and an eat-in kitchen. Full basement provides additional storage or utility space. Exterior features front and back porches and a newer metal roof. Heating is oil boiler. Property is serviced by well and sewer. The list price does not represent an acceptable offer amount; rather, it serves as a suggested opening bid. Contact Dan Hershey Auctioneering Services for showings.

Key facts

• .48 acre property
• Full basement
• Eat-in kitchen

Tags

• .48 ACRE PROPERTY
• SPACIOUS LIVING ROOM
• EAT-IN KITCHEN
• FULL BASEMENT
• FRONT AND BACK PORCHES
• NEWER METAL ROOF

Property features AI

Finance

• Financial info: Tax assessed value reported (2025/2026 assessment data available)

Exterior

• Parking: Other parking type
• Utilities: Private sewer; Well water; Power/utilities available (standard connections implied)
• Home design: Detached property; Fee simple ownership
• Construction: Other foundation type; Finished area and year built reported by assessor
• Exterior features: Not in a federal flood zone; Other above- and below-grade structures on the property

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Oil heating; Oil hot water
• Interior features: No basement; Finished above-grade living area of 924 (per assessor)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $23 ($277/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (3.6% below list).
• Recommended offer: $120k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: James Burd El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 502 students, 57% FRL); Shippensburg Area Ms (math 17% / reading 49%, grade F, #346 of 512 statewide, top 69%, 786 students, 55% FRL); Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 53% FRL vs 30% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 162 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,448 (3.6% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $16,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Short Ln	0.41mi	3/2.0 (+1)	1,008 (+9%)	5mo	$18,000	$18	52

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-18,730
• Equity at exit: $18,638

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-14,184
• 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 17257

• Home prices YoY: -17.3%
• Active inventory: 162
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $23

Break-even live

Break-even rent $1,175

Max offer price $125,000

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $58	+0% $23	+5% $-12	+10% $-48
Rent	-10% $-72	-5% $-25	+0% $23	+5% $71	+10% $118
Rate	-1.0pp $86	-0.5pp $55	base $23	+0.5pp $-9	+1.0pp $-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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Deerfield Ln Shippensburg, PA	1.0	1.0	1117	$1,225	$1.10	45d	1	1.32mi

Listing history 8 events

1. 2026-06-22
   days on market $125,000 Active 11 DOM
2. 2026-06-18
   days on market $125,000 Active 8 DOM
3. 2026-06-17
   days on market $125,000 Active 7 DOM
4. 2026-06-16
   days on market $125,000 Active 6 DOM
5. 2026-06-15
   days on market $125,000 Active 5 DOM
6. 2026-06-14
   days on market $125,000 Active 3 DOM
7. 2026-06-13
   remarks 586-char remark
8. 2026-06-13
   listed $125,000 Active 2 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: $1,853 · $154/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: +$61/yr (+$5/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,454
• − Mortgage interest: −$7,002
• − Property taxes: −$1,853
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,636
• Taxable loss: −$1,773
• Est. tax savings @ 24.0%: +$426
• After-tax cash flow: $702/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 — Southampton

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

Census & demographics

• County: Cumberland County · 257,673 people
• 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

1 event — show timeline

• 2026-06-10 Listed $125,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $1,853 · +3.7% YoY. Source: county tax records.