12 Maizefield Dr #12 · Shippensburg, PA 17257

$113,900

3 bd · 2.0 ba · 1,680 sqft · Manufactured · 15 Days on market

Built 2005 $68/sqft · 58% below area

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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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 12 Maizefield Drive in Shippensburg! This well-maintained manufactured home is located in an established community and offers comfortable, easy living. Featuring 3 bedrooms and 2 full bathrooms, this home includes a functional open floor plan, a cozy gas fireplace, and a dedicated laundry area for added convenience. All appliances convey with the home—including the washer and dryer—making this a truly move-in ready opportunity. Outside, you’ll find a newer carport, a spacious front patio with an awning—perfect for relaxing—and a back decks for enjoying the outdoors. The 8x16 shed has been recently renovated and includes a brand-new roof, providing excellent storage or workspace. Whether you’re looking for low-maintenance living or a place to make your own, this home has plenty to offer! Buyer must be park approved. If you need lender recommendations please reach out. Lot rent is $405 and includes sewer & trash.

Key facts

• 6 parking spots
• Built 2005
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $114k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Recommended offer: $112k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 3.5% in Shippensburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• 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: Nancy Grayson El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 486 students, 52% 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 51% FRL vs 30% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $787 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 $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago 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 $46k; list at $114k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,191 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (median comp): $270,785
• List price: $113,900
• Delta: -57.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,965
• Equity at exit: $16,983

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $36,699
• Equity at exit: $9,848

Cash invested: $31,892 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,478 high
• Mortgage (P&I): −$597
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $383

Break-even live

Break-even rent $993

Max offer price $113,900

Occupancy floor 69%

Sensitivity live

Price	-10% $448	-5% $415	+0% $383	+5% $351	+10% $319
Rent	-10% $266	-5% $325	+0% $383	+5% $442	+10% $500
Rate	-1.0pp $440	-0.5pp $412	base $383	+0.5pp $354	+1.0pp $324

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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Morningstar Ln Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	15d	1	0.84mi
2 Morningstar Ln Unit The Villa Shippensburg, PA	4.0	2.0	1400	$1,500	$1.07	25d	1	0.87mi
307 N Fayette St Shippensburg, PA	3.0	1.0	1300	$1,795	$1.38	15d	1	0.91mi
1007 Hot Point Ave Shippensburg, PA	4.0	2.5	1654	$1,550	$0.94	45d	1	0.97mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	15d	6	1.06mi
34 N Earl St Unit 2 Shippensburg, PA	3.0	1.0	1550	$1,350	$0.87	25d	1	1.25mi
9 E Burd St Unit 1 Shippensburg, PA	3.0	1.0	1400	$1,400	$1.00	45d	1	1.29mi

Listing history 13 events

1. 2026-05-09
   status Pending 977-char remark

   Show marketing remark (977 chars)

   Welcome to 12 Maizefield Drive in Shippensburg! This well-maintained manufactured home is located in an established community and offers comfortable, easy living. Featuring 3 bedrooms and 2 full bathrooms, this home includes a functional open floor plan, a cozy gas fireplace, and a dedicated laundry area for added convenience. All appliances convey with the home—including the washer and dryer—making this a truly move-in ready opportunity. Outside, you’ll find a newer carport, a spacious front patio with an awning—perfect for relaxing—and a back decks for enjoying the outdoors. The 8x16 shed has been recently renovated and includes a brand-new roof, providing excellent storage or workspace. Whether you’re looking for low-maintenance living or a place to make your own, this home has plenty to offer! Buyer must be park approved. If you need lender recommendations please reach out. Lot rent is $405 and includes sewer & trash.

2. 2026-04-25
   listed $113,900 Active 977-char remark

   Show marketing remark (977 chars)

   Welcome to 12 Maizefield Drive in Shippensburg! This well-maintained manufactured home is located in an established community and offers comfortable, easy living. Featuring 3 bedrooms and 2 full bathrooms, this home includes a functional open floor plan, a cozy gas fireplace, and a dedicated laundry area for added convenience. All appliances convey with the home—including the washer and dryer—making this a truly move-in ready opportunity. Outside, you’ll find a newer carport, a spacious front patio with an awning—perfect for relaxing—and a back decks for enjoying the outdoors. The 8x16 shed has been recently renovated and includes a brand-new roof, providing excellent storage or workspace. Whether you’re looking for low-maintenance living or a place to make your own, this home has plenty to offer! Buyer must be park approved. If you need lender recommendations please reach out. Lot rent is $405 and includes sewer & trash.

3. 2026-04-21
   historical $113,900 977-char remark

   Show marketing remark (977 chars)

   Welcome to 12 Maizefield Drive in Shippensburg! This well-maintained manufactured home is located in an established community and offers comfortable, easy living. Featuring 3 bedrooms and 2 full bathrooms, this home includes a functional open floor plan, a cozy gas fireplace, and a dedicated laundry area for added convenience. All appliances convey with the home—including the washer and dryer—making this a truly move-in ready opportunity. Outside, you’ll find a newer carport, a spacious front patio with an awning—perfect for relaxing—and a back decks for enjoying the outdoors. The 8x16 shed has been recently renovated and includes a brand-new roof, providing excellent storage or workspace. Whether you’re looking for low-maintenance living or a place to make your own, this home has plenty to offer! Buyer must be park approved. If you need lender recommendations please reach out. Lot rent is $405 and includes sewer & trash.

4. 2016-05-25
   historical 297-char remark

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

5. 2016-05-24
   soldstatus $46,000 Sold 297-char remark

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

6. 2016-05-24
   soldstatus $46,000

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

7. 2016-04-20
   status Contract 297-char remark

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

8. 2016-03-12
   price $52,000 297-char remark

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

9. 2015-07-13
   price $54,000 297-char remark

   Show marketing remark (297 chars)

   NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

10. 2015-03-18
    listed $56,000 Active 297-char remark

    Show marketing remark (297 chars)

    NEW PRICE 3-16!!!! WELL MAINTAINED DOUBLEWIDE IN ESTABLISHED PARK. ALL APPLIANCES PASS WITH SELL. TILTIN THERMO WINDOWS, CENTRAL AIR AND WALKIN CLOSETS. HOUSE IS IN MOVEIN READY CONDITION. LOT RENT IS $270 A MONTH AND INCLUDES SEWER AND TRASH. BUYER MUST BE APPROVED BY MAIZEFIELD COMMUNITY OWNER.

11. 2007-05-14
    soldstatus $63,000
12. 2007-03-29
    historical
13. 2007-03-14
    listed $65,900

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,740 · $145/mo
• Expected delta: +$60/yr (+$5/mo · 3.6%)

ⓘ 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 · 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: $17,739
• − Mortgage interest: −$6,380
• − Property taxes: −$1,680
• − Insurance: −$570
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$3,313
• Taxable income: $2,958
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $3,887/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 — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• 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

+72.8% since first listed

13 events — show timeline

• 2026-05-09 Pending — BRIGHT MLS
• 2026-04-25 Listed $113,900 BRIGHT MLS
• 2026-04-21 Coming Soon $113,900 BRIGHT MLS
• 2016-05-25 Delisted — MRIS
• 2016-05-24 Sold (MLS) $46,000 BRIGHT MLS
• 2016-05-24 Sold (MLS) $46,000 MRIS
• 2016-04-20 Pending — MRIS
• 2016-03-12 Price Changed $52,000 MRIS
• 2015-07-13 Price Changed $54,000 MRIS
• 2015-03-18 Listed $56,000 MRIS
• 2007-05-14 Sold (MLS) $63,000 MRIS
• 2007-03-29 Delisted — MRIS
• 2007-03-14 Listed $65,900 MRIS

Property tax history

+3.5%/yr

Latest (2026): $1,680 · +3.3% YoY. Source: county tax records.