17 Coral Dr · North Middleton, PA 17013

$59,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 3 Days on market

Built 1999 $61/sqft · 58% below area $600/mo HOA · 39% 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
• Schools +3.8/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Super clean unit in Harmony Estates. Move in ready unit that has been lovingly improved over the last few years. Large Master bedroom with master bath suite. Hardwood laminate flooring in kitchen, living room, and hall. Vaulted ceilings and freshly painted throughout, peaceful covered side porch, and storage shed. Enjoy this quiet park on the outskirts of Carlisle.

Key facts

• Built 1999
• Listed 3 days

Property features AI

Finance

• Other: Property manager present
• Financial info: Fee simple ownership; Annual ground rent noted
• HOA & community: HOA fee approximately $600 monthly

Exterior

• Parking: On-street parking
• Utilities: Electric cooling and hot water; Oil heating; Community water service; Community septic
• Home design: Manufactured home; Modular/Manufactured construction; Single-story (manufactured) — above-grade finished living space
• Construction: Manufactured structure; Above-grade finished area approximately 1,008; Mobile home dimensions approximately 14 ft by 72 ft
• Exterior features: Not in a federal flood zone; Ground rent exists (99 years remaining); Community water; Community septic tank

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating; Oil-fired heating; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle Area Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,578 students, 39% FRL).
• Zoned-school proficiency averages 72% at this address vs 44% district-wide (+28 pts) — the actual schools serving this property are materially stronger than the Carlisle Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 308 active listings in the ZIP; 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 $414 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago; this cycle's ask is 100% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $28k; list at $60k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 39% 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 $59,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.59% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.82%
• DSCR: 1.79
• GRM: 3.2

CMA / ARV

• ARV (median comp): $145,660
• List price: $59,900
• Delta: -58.88%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 8.9%
• Equity multiple: 1.35×
• Total profit: $5,812
• Equity at exit: $8,931

10-year hold

• IRR: 17.7%
• Equity multiple: 2.44×
• Total profit: $24,082
• Equity at exit: $5,179

Cash invested: $16,772 (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 17013

• Rents YoY: 2.5%
• Active inventory: 308
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$38 /mo · $456/yr
• Insurance: −$25
• HOA: −$600
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $249

Break-even live

Break-even rent $1,237

Max offer price $59,900

Occupancy floor 79%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 15 events

1. 2026-06-15
   statusdays on market $59,900 Pending 3 DOM
2. 2026-06-14
   remarks 673-char remark
3. 2026-06-14
   statusdays on market $59,900 Active 2 DOM
4. 2026-06-01
   statusdays on market $59,900 Pending 1 DOM
5. 2026-05-31
   days on market $59,900 Coming Soon 18 DOM
6. 2026-05-31
   days on market $59,900 Coming Soon 17 DOM
7. 2026-05-13
   historical $59,900 1686-char remark
8. 2017-09-20
   soldstatus $27,500 367-char remark

   Show marketing remark (367 chars)

   Super clean unit in Harmony Estates. Move in ready unit that has been lovingly improved over the last few years. Large Master bedroom with master bath suite. Hardwood laminate flooring in kitchen, living room, and hall. Vaulted ceilings and freshly painted throughout, peaceful covered side porch, and storage shed. Enjoy this quiet park on the outskirts of Carlisle.

9. 2017-08-15
   historical 367-char remark

   Show marketing remark (367 chars)

   Super clean unit in Harmony Estates. Move in ready unit that has been lovingly improved over the last few years. Large Master bedroom with master bath suite. Hardwood laminate flooring in kitchen, living room, and hall. Vaulted ceilings and freshly painted throughout, peaceful covered side porch, and storage shed. Enjoy this quiet park on the outskirts of Carlisle.

10. 2017-04-03
    listed $29,900 367-char remark

    Show marketing remark (367 chars)

    Super clean unit in Harmony Estates. Move in ready unit that has been lovingly improved over the last few years. Large Master bedroom with master bath suite. Hardwood laminate flooring in kitchen, living room, and hall. Vaulted ceilings and freshly painted throughout, peaceful covered side porch, and storage shed. Enjoy this quiet park on the outskirts of Carlisle.

11. 2015-02-03
    historical
12. 2014-08-04
    listed $35,900
13. 2009-11-25
    soldstatus $32,900
14. 2009-11-12
    historical
15. 2009-08-13
    listed $29,900

ⓘ 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: $456 · $38/mo
• Projected year-2 tax: $701 · $58/mo
• Expected delta: +$245/yr (+$20/mo · 53.8%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,625
• − Mortgage interest: −$3,355
• − Property taxes: −$456
• − Insurance: −$300
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − HOA: −$7,200
• − Depreciation: −$1,743
• Taxable income: $2,592
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $2,367/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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — North Middleton

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): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 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: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• 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

+100.3% since first listed

12 events — show timeline

• 2026-06-14 Pending — BRIGHT MLS
• 2026-06-11 Relisted — BRIGHT MLS
• 2026-06-01 Pending — BRIGHT MLS
• 2026-05-13 Coming Soon $59,900 BRIGHT MLS
• 2017-09-20 Sold (MLS) $27,500 BRIGHT MLS
• 2017-08-15 Listing Removed — BRIGHT MLS
• 2017-04-03 Listed $29,900 BRIGHT MLS
• 2015-02-03 Listing Removed — BRIGHT MLS
• 2014-08-04 Listed $35,900 BRIGHT MLS
• 2009-11-25 Sold (MLS) $32,900 BRIGHT MLS
• 2009-11-12 Listing Removed — BRIGHT MLS
• 2009-08-13 Listed $29,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $456 · +3.1% YoY. Source: county tax records.