78 Lenwood · Southampton, PA 17257

$95,000

3 bd · 2.0 ba · 1,100 sqft · SingleFamily · 16 Days on market

Built 1994 Fair condition

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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
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the charming Lenwood Park neighborhood, this delightful raised ranch doublewide offers a perfect blend of comfort and community. With three spacious bedrooms and two full bathrooms, this home is designed for easy living. There are 2 sheds in the spacious, private backyard. The heart of the home features essential appliances, including an electric oven/range, refrigerator, and range hood, making meal preparation a breeze. Lenwood Park is known for its friendly atmosphere and well-maintained surroundings. Residents enjoy access to nearby parks, perfect for leisurely strolls or weekend picnics. The community is served by excellent public services, ensuring convenience and peace of m

Key facts

• Private backyard
• Walk-in closet
• Nearby parks

Tags

• PRIVATE BACKYARD
• ESSENTIAL APPLIANCES
• NEARBY PARKS
• UPDATED FLOORING
• WALK-IN CLOSET
• SKYLIGHT IN BATHROOM

Property features AI

Finance

• Other: Property manager present; Located outside federal flood zone
• Financial info: Ground rent is payable annually

Exterior

• Parking: Driveway parking (2 spaces); Total of 2 garage and parking spaces
• Utilities: Public sewer; Community water; Electric service 120/240V; Propane available
• Home design: Detached single-family home; Fee simple ownership
• Construction: Vinyl siding; Shingle roof; Permanent foundation; Above-grade structures
• Exterior features: Deck(s); Outbuilding(s); Property backs to trees; Secluded setting; Rented lot with annual ground rent

Interior

• Kitchen: Electric oven/range; Refrigerator; Range hood
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Very good condition; Accessible features including 32"+ wide doors and an entry slope under 1'; No basement
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $95k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% 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.
• 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($94k) 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.57% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.3

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: 16.6%
• Equity multiple: 1.67×
• Total profit: $17,838
• Equity at exit: $14,165

10-year hold

• IRR: 25.2%
• Equity multiple: 3.19×
• Total profit: $58,386
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $521

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $587	-5% $554	+0% $521	+5% $489	+10% $456
Rent	-10% $404	-5% $463	+0% $521	+5% $580	+10% $639
Rate	-1.0pp $569	-0.5pp $546	base $521	+0.5pp $497	+1.0pp $472

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $95,000 Active 16 DOM
2. 2026-06-17
   days on market $95,000 Active 15 DOM
3. 2026-06-16
   days on market $95,000 Active 14 DOM
4. 2026-06-15
   days on market $95,000 Active 13 DOM
5. 2026-06-14
   days on market $95,000 Active 11 DOM
6. 2026-06-13
   days on market $95,000 Active 10 DOM
7. 2026-06-10
   days on market $95,000 Active 8 DOM
8. 2026-06-09
   days on market $95,000 Active 7 DOM
9. 2026-06-08
   days on market $95,000 Active 6 DOM
10. 2026-06-07
    days on market $95,000 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $95,000 Active 1 DOM

ⓘ 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 ≥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: $17,893
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$2,764
• Taxable income: $5,045
• Est. tax owed @ 24.0%: −$1,211
• After-tax cash flow: $5,046/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This home is in fair condition with cosmetic repairs and maintenance needed. Painting and updating the interior can significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear, but not requiring immediate replacement.
• Minor Bathroom paint — Slight fading, can be touched up with a fresh coat.
• Minor Living room carpet — Some wear, can be cleaned or replaced with a new carpet.
• Minor Interior wall paint — Slight discoloration, can be touched up with a fresh coat.
• Minor Landscaping — Some overgrown areas, can be trimmed and pruned.

Value-add opportunities

• Resale Painting interior walls and cabinets — Fresh paint can significantly improve the home's appearance and value.
• Resale New carpet in living room — A new carpet can enhance the home's appeal and comfort.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear, but not requiring immediate replacement.	Minor	$500–3,000
Bathroom paint · Slight fading, can be touched up with a fresh coat.	Minor	$500–3,000
Living room carpet · Some wear, can be cleaned or replaced with a new carpet.	Minor	$500–3,000
Interior wall paint · Slight discoloration, can be touched up with a fresh coat.	Minor	$500–3,000
Landscaping · Some overgrown areas, can be trimmed and pruned.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Resale Painting interior walls and cabinets — Fresh paint can significantly improve the home's appearance and value. ↑
• Resale New carpet in living room — A new carpet can enhance the home's appeal and comfort. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 (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

1 event — show timeline

• 2026-06-02 Listed $95,000 BRIGHT MLS