29 Country View Ests · Upper Frankford, PA 17241

$79,000

3 bd · 1.0 ba · 1,232 sqft · Manufactured public records · 22 Days on market

Built 1996

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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 +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained and move-in ready single wide located in Country View Estates with oversized detached garage, perfect for additional storage or to use as a workspace for hobbies! Lot rent is presently $342/month, but is increasing by $16 on 7/1/2021.

Key facts

• 3 parking spots
• Built 1996
• Listed 22 days

Property features AI

Finance

• Other: Property manager present; Not in a federal flood zone; Pets allowed with breed restrictions
• Financial info: Ground rent paid monthly
• HOA & community: Monthly ground rent fee

Exterior

• Parking: Driveway parking (3 spaces, paved)
• Utilities: Public water (and community water); Public sewer (and community septic tank); Electric utilities
• Home design: Manufactured home (modular/manufactured); Single wide body type; Facing/entry: Level entry - main; Corner, level lot; Ground rent applies (monthly)
• Construction: Vinyl siding; Manufactured construction; Garage(s) on property; Mobile home dimensions approximately 24 ft by 50 ft; Make: Liberty
• Exterior features: Gutter system; Deck(s); Other exterior features

Interior

• Kitchen: Refrigerator; Oven (single); Dishwasher
• Bedrooms: 3 bedrooms on the main level (entry level bedroom)
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump(s); Ductless / mini-split cooling; Electric heating and cooling; Electric hot water
• Interior features: Open floor plan; Breakfast area; Eat-in kitchen; Pantry; Tub with shower; Level entry
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $78k (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.
• Big Spring SD (rural): math 39% / reading 62% proficiency, ranked #162 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Big Spring Hs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 739 students, 33% FRL).
• Market conditions: 45 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 $546 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 + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $79k implies a 163% gain — meaningful room to come down on a strong offer.

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 $77,815 (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: 2.15% ✓
• Cap rate: 19.29%
• Cash-on-cash: 46.41%
• DSCR: 3.07
• GRM: 3.9

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: 43.7%
• Equity multiple: 2.88×
• Total profit: $41,675
• Equity at exit: $11,779

10-year hold

• IRR: 49.7%
• Equity multiple: 5.81×
• Total profit: $106,401
• Equity at exit: $6,830

Cash invested: $22,120 (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 17241

• Home prices YoY: -10.3%
• Active inventory: 45
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $856

Break-even live

Break-even rent $613

Max offer price $79,000

Occupancy floor 45%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,000 Active 22 DOM
2. 2026-06-17
   days on market $79,000 Active 21 DOM
3. 2026-06-16
   days on market $79,000 Active 20 DOM
4. 2026-06-15
   price $79,000 Active 19 DOM
5. 2026-06-15
   days on market $85,000 Active 19 DOM
6. 2026-06-14
   days on market $85,000 Active 17 DOM
7. 2026-06-10
   days on market $85,000 Active 14 DOM
8. 2026-06-09
   days on market $85,000 Active 13 DOM
9. 2026-06-08
   days on market $85,000 Active 12 DOM
10. 2026-06-07
    days on market $85,000 Active 11 DOM
11. 2026-06-05
    days on market $85,000 Active 8 DOM
12. 2026-06-03
    days on market $85,000 Active 7 DOM
13. 2026-06-02
    days on market $85,000 Active 6 DOM
14. 2026-06-01
    days on market $85,000 Active 5 DOM
15. 2026-05-31
    days on market $85,000 Active 4 DOM
16. 2026-05-31
    days on market $85,000 Active 3 DOM
17. 2026-05-24
    historical $85,000
18. 2021-07-09
    soldstatus $30,000 Closed 250-char remark

    Show marketing remark (250 chars)

    Well-maintained and move-in ready single wide located in Country View Estates with oversized detached garage, perfect for additional storage or to use as a workspace for hobbies! Lot rent is presently $342/month, but is increasing by $16 on 7/1/2021.

19. 2021-06-22
    status Pending 250-char remark

    Show marketing remark (250 chars)

    Well-maintained and move-in ready single wide located in Country View Estates with oversized detached garage, perfect for additional storage or to use as a workspace for hobbies! Lot rent is presently $342/month, but is increasing by $16 on 7/1/2021.

20. 2021-06-15
    listed $30,000 Active 250-char remark

    Show marketing remark (250 chars)

    Well-maintained and move-in ready single wide located in Country View Estates with oversized detached garage, perfect for additional storage or to use as a workspace for hobbies! Lot rent is presently $342/month, but is increasing by $16 on 7/1/2021.

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$404/yr (+$34/mo · 91.7%)

ⓘ 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 ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,346
• − Mortgage interest: −$4,425
• − Property taxes: −$441
• − Insurance: −$395
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$2,298
• Taxable income: $9,532
• Est. tax owed @ 24.0%: −$2,288
• After-tax cash flow: $7,979/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: Big Spring SD
• NCES district ID: 4203660
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 62% ▼ -6.00%
• Median HH income: $56,941
• Composite: 43.77/100
• National rank: #2942
• State rank: #162 of 539 in PA

Livability — Upper Frankford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,094

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 1%
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 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: ▼ -32.92%
• Current HPI: 285.3994
• Rent YoY: —
• Metro: —
• 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

+183.3% since first listed

4 events — show timeline

• 2026-05-24 Coming Soon $85,000 BRIGHT MLS
• 2021-07-09 Sold (MLS) $30,000 BRIGHT MLS
• 2021-06-22 Pending — BRIGHT MLS
• 2021-06-15 Listed $30,000 BRIGHT MLS

Property tax history

+2.1%/yr

Latest (2026): $441 · +0.8% YoY. Source: county tax records.