29 Meadow Run Place Pl · Paxtonia, PA 17112

$75,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 44 Days on market

Built 1990 $703/mo HOA · 34% of rent

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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
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Previous Agreement dissolved as we (Sellers), took longer than buyer could wait for replacement title. Top 1 or 2 views in the development and this has a covered deck; let's call it #1. 3 Bedrooms, 2 Baths, in the perfect lot. Huge shed on parcel. Estate Sale - Roof 15 years old, new quality windows throughout, gutters could use cleaned out, soft spot in Primary Bedroom Bath, in front of walk-in shower, that is all the family knows. With a coat of paint, carpet cleaned or replaced, soft spot repaired, this will be a great home for not a lot of money or effort. Home will remain active until buyer is approved by the HOA, usually can be done in 24hrs. $703/month to be confirmed.

Key facts

• Covered deck
• Huge shed
• New quality windows

Tags

• COVERED DECK
• HUGE SHED
• NEW QUALITY WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#233 in PA, #2,016 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 311 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $64k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.76% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.77%
• DSCR: 2.19
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 1.73×
• Total profit: $15,316
• Equity at exit: $11,183

10-year hold

• IRR: 25.4%
• Equity multiple: 3.02×
• Total profit: $42,336
• Equity at exit: $6,485

Cash invested: $21,000 (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 17112

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,073 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$31
• HOA: −$703
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $468

Break-even live

Break-even rent $1,480

Max offer price $75,000

Occupancy floor 72%

Sensitivity live

Price	-10% $511	-5% $490	+0% $468	+5% $447	+10% $426
Rent	-10% $305	-5% $387	+0% $468	+5% $550	+10% $632
Rate	-1.0pp $506	-0.5pp $488	base $468	+0.5pp $449	+1.0pp $429

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Radle Rd Harrisburg, PA	3.0	2.5	1445	$1,895	$1.31	44d	1	0.39mi

HOA detail

• Monthly dues: $703 · $8,436/yr

Listing history 5 events

1. 2026-05-31
   status $75,000 Pending 44 DOM
2. 2026-05-05
   status Active 685-char remark

   Show marketing remark (685 chars)

   Previous Agreement dissolved as we (Sellers), took longer than buyer could wait for replacement title. Top 1 or 2 views in the development and this has a covered deck; let's call it #1. 3 Bedrooms, 2 Baths, in the perfect lot. Huge shed on parcel. Estate Sale - Roof 15 years old, new quality windows throughout, gutters could use cleaned out, soft spot in Primary Bedroom Bath, in front of walk-in shower, that is all the family knows. With a coat of paint, carpet cleaned or replaced, soft spot repaired, this will be a great home for not a lot of money or effort. Home will remain active until buyer is approved by the HOA, usually can be done in 24hrs. $703/month to be confirmed.

3. 2026-03-19
   status Pending 685-char remark

   Show marketing remark (685 chars)

   Previous Agreement dissolved as we (Sellers), took longer than buyer could wait for replacement title. Top 1 or 2 views in the development and this has a covered deck; let's call it #1. 3 Bedrooms, 2 Baths, in the perfect lot. Huge shed on parcel. Estate Sale - Roof 15 years old, new quality windows throughout, gutters could use cleaned out, soft spot in Primary Bedroom Bath, in front of walk-in shower, that is all the family knows. With a coat of paint, carpet cleaned or replaced, soft spot repaired, this will be a great home for not a lot of money or effort. Home will remain active until buyer is approved by the HOA, usually can be done in 24hrs. $703/month to be confirmed.

4. 2026-02-27
   listed $75,000 Active 685-char remark

   Show marketing remark (685 chars)

   Previous Agreement dissolved as we (Sellers), took longer than buyer could wait for replacement title. Top 1 or 2 views in the development and this has a covered deck; let's call it #1. 3 Bedrooms, 2 Baths, in the perfect lot. Huge shed on parcel. Estate Sale - Roof 15 years old, new quality windows throughout, gutters could use cleaned out, soft spot in Primary Bedroom Bath, in front of walk-in shower, that is all the family knows. With a coat of paint, carpet cleaned or replaced, soft spot repaired, this will be a great home for not a lot of money or effort. Home will remain active until buyer is approved by the HOA, usually can be done in 24hrs. $703/month to be confirmed.

5. 1990-06-20
   soldstatus $64,000

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $841 · $70/mo
• Expected delta: +$344/yr (+$29/mo · 69.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,871
• − Mortgage interest: −$4,201
• − Property taxes: −$496
• − Insurance: −$375
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$8,436
• − Depreciation: −$2,182
• Taxable income: $5,202
• Est. tax owed @ 24.0%: −$1,248
• After-tax cash flow: $4,373/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Paxtonia

• Score: 79/100
• State rank: #233
• US rank: #2016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,502
• Household income: $103,876
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 412.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Asian 7% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% Other Asian/Pacific 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: ▼ -207.10%
• Current HPI: 244.5366
• Rent YoY: ▲ 1.64%
• 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

+17.2% since first listed

4 events — show timeline

• 2026-05-05 Relisted — BRIGHT MLS
• 2026-03-19 Pending — BRIGHT MLS
• 2026-02-27 Listed $75,000 BRIGHT MLS
• 1990-06-20 Sold (Public Records) $64,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $496 · +5.9% YoY. Source: county tax records.