37 George Dr · Lower Swatara, PA 17057

$71,500

2 bd · 1.0 ba · 792 sqft · Manufactured public records · 257 Days on market

Built 1996 $90/sqft · 47% below area ↓ 1% 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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• 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

Recently placed 14x66 REDMAN Singlewide with 3 beds (large walk-in closets) and 1 bath. Completely renovated in 2025. Kitchen appliances included. Not yet tax assessed. Located in Neighbors of Brookside MHP. $645 monthly lot rent. Water is metered and billed by use. $67 sewer, $15 trash. Pet friendly all age community. Optional 1 yr home warranty available for purchase. Financing available for all credit scores. Quick occupancy - Move in before the holidays!

Key facts

• Completely renovated
• Built 1996
• Listed 257 days

Tags

• COMPLETELY RENOVATED
• KITCHEN APPLIANCES INCLUDED
• PET FRIENDLY ALL AGE COMMUNITY

🏷️ Possibly a rental listed for sale. The $71,500 price doesn't fit this home's estimated sale value (~$157,946) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% 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.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $494 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

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 $62,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 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: 1.48% ✓
• Cap rate: 12.08%
• Cash-on-cash: 20.66%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $157,946
• List price: $71,500
• Delta: -54.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.44×
• Total profit: $8,884
• Equity at exit: $10,661

10-year hold

• IRR: 19.2%
• Equity multiple: 2.50×
• Total profit: $30,101
• Equity at exit: $6,182

Cash invested: $20,020 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$375
• Tax est. 1.5%: −$89 /mo · $1,072/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $345

Break-even live

Break-even rent $625

Max offer price $71,500

Occupancy floor 63%

Sensitivity live

Price	-10% $394	-5% $369	+0% $345	+5% $320	+10% $295
Rent	-10% $261	-5% $303	+0% $345	+5% $387	+10% $429
Rate	-1.0pp $381	-0.5pp $363	base $345	+0.5pp $326	+1.0pp $307

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: $17,875
• Closing costs: $2,145
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 S 2nd St Unit RearRear Steelton, PA	1.0	1.0	580	$750	$1.29	44d	1	0.84mi
263 2nd St Unit 2 Highspire, PA	1.0	1.0	525	$875	$1.67	14d	1	1.00mi

Listing history 17 events

1. 2026-06-18
   days on market $71,500 Active 257 DOM
2. 2026-06-17
   days on market $71,500 Active 256 DOM
3. 2026-06-16
   days on market $71,500 Active 255 DOM
4. 2026-06-15
   days on market $71,500 Active 254 DOM
5. 2026-06-14
   days on market $71,500 Active 252 DOM
6. 2026-06-10
   days on market $71,500 Active 249 DOM
7. 2026-06-09
   days on market $71,500 Active 248 DOM
8. 2026-06-08
   days on market $71,500 Active 247 DOM
9. 2026-06-07
   days on market $71,500 Active 246 DOM
10. 2026-06-05
    days on market $71,500 Active 243 DOM
11. 2026-06-03
    days on market $71,500 Active 242 DOM
12. 2026-06-02
    days on market $71,500 Active 241 DOM
13. 2026-06-01
    days on market $71,500 Active 240 DOM
14. 2026-05-31
    days on market $71,500 Active 239 DOM
15. 2026-05-31
    days on market $71,500 Active 238 DOM
16. 2025-11-16
    price $71,500 462-char remark

    Show marketing remark (462 chars)

    Recently placed 14x66 REDMAN Singlewide with 3 beds (large walk-in closets) and 1 bath. Completely renovated in 2025. Kitchen appliances included. Not yet tax assessed. Located in Neighbors of Brookside MHP. $645 monthly lot rent. Water is metered and billed by use. $67 sewer, $15 trash. Pet friendly all age community. Optional 1 yr home warranty available for purchase. Financing available for all credit scores. Quick occupancy - Move in before the holidays!

17. 2025-10-04
    listed $72,500 Active 462-char remark

    Show marketing remark (462 chars)

    Recently placed 14x66 REDMAN Singlewide with 3 beds (large walk-in closets) and 1 bath. Completely renovated in 2025. Kitchen appliances included. Not yet tax assessed. Located in Neighbors of Brookside MHP. $645 monthly lot rent. Water is metered and billed by use. $67 sewer, $15 trash. Pet friendly all age community. Optional 1 yr home warranty available for purchase. Financing available for all credit scores. Quick occupancy - Move in before the holidays!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,741
• − Mortgage interest: −$4,005
• − Property taxes: −$1,072
• − Insurance: −$358
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$2,080
• Taxable income: $3,187
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,371/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Lower Swatara

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): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

-1.4% since first listed

2 events — show timeline

• 2025-11-16 Price Changed $71,500 BRIGHT MLS
• 2025-10-04 Listed $72,500 BRIGHT MLS

Property tax history

+0.0%/yr

Latest (2017): $107 · +0.0% YoY. Source: county tax records.