6239 Stanford Ct · Mechanicsburg, PA 17050

$199,900

2 bd · 1.5 ba · 1,140 sqft · Condo public records · 10 Days on market

Built 1985 $175/sqft · 15% below area Est $235k · 15% under $143/mo HOA · 7% of rent

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +14.3/15.0
• Schools +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy Living . .. Enjoy the Williamsburg style and park like setting offered at Stanford Court in the ever popular Westover Community; conveniently located in the heart of Hampden Township. This updated and meticulously maintained traditional condo has an impressive backdrop overlooking the tree lined Conodoquinet Creek. Warm and inviting foyer w/ tile floor greets you as you enter the home; Eat In kitchen with Cherry Cabinets, White Corian Counters accented w/ a subway tile backsplash and tile floors. Spacious family room with access to a rear patio and tranquil creek views. Also on the main level is an updated half bath. The upper level offers 2 spacious bedrooms; updated full bath and laundry. This home has been lovingly maintained with numerous updates: Anderson replacement windows, newer outdoor HVAC unit, flooring, updated vanities/tops, flooring, and the list goes on.

Key facts

• $143 HOA
• Built 1985
• Listed 10 days

Property features AI

Finance

• HOA & community: Monthly HOA fee of $143; HOA covers common area maintenance and lawn maintenance

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Condominium ownership; Interior townhouse/rowhouse
• Construction: Stick-built construction; Slab foundation; Pets allowed with no pet restrictions; Above-grade and below-grade structures
• Exterior features: Stream/creek on the lot; Water view

Interior

• Bedrooms: Two bedrooms on the upper level
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Forced air heating; Heat pump(s); Central air conditioning; Electric hot water
• Interior features: No basement; Living area per assessor
• Laundry & utility: Laundry located on upper floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (3.2% below list).
• Recommended offer: $193k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.7% in Mechanicsburg — 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 77/100 on livability (#372 in PA, #3,259 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL).
• Zoned-school proficiency averages 45% at this address vs 62% district-wide (-17 pts) — the specific schools serving this property underperform the Cumberland Valley SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 22y 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.

Recommended offer $193,483 (3.2% below list)

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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $235,377
• List price: $199,900
• Delta: -15.07%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-28,627
• Equity at exit: $29,806

10-year hold

• IRR: -7.5%
• Equity multiple: 0.55×
• Total profit: $-25,219
• Equity at exit: $17,284

Cash invested: $55,972 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$165 /mo · $1,983/yr
• Insurance: −$83
• HOA: −$143
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $89

Break-even live

Break-even rent $1,823

Max offer price $199,900

Occupancy floor 90%

Sensitivity live

Price	-10% $202	-5% $145	+0% $89	+5% $32	+10% $-24
Rent	-10% $-64	-5% $12	+0% $89	+5% $165	+10% $242
Rate	-1.0pp $189	-0.5pp $140	base $89	+0.5pp $37	+1.0pp $-16

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
333 Sruthi Dr Bldg 25 Hampden Township, PA	2.0	1.5	1462	$1,910	$1.31	24d	1	1.03mi

HOA detail condo

• Monthly dues: $143 · $1,716/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-05-10
   status Pending 1333-char remark
2. 2026-05-01
   listed $199,900 Active 1333-char remark
3. 2026-04-28
   historical $199,900 1333-char remark
4. 2021-03-22
   soldstatus $156,000
5. 2021-03-15
   soldstatus $156,000 Closed 886-char remark

   Show marketing remark (886 chars)

   Easy Living . .. Enjoy the Williamsburg style and park like setting offered at Stanford Court in the ever popular Westover Community; conveniently located in the heart of Hampden Township. This updated and meticulously maintained traditional condo has an impressive backdrop overlooking the tree lined Conodoquinet Creek. Warm and inviting foyer w/ tile floor greets you as you enter the home; Eat In kitchen with Cherry Cabinets, White Corian Counters accented w/ a subway tile backsplash and tile floors. Spacious family room with access to a rear patio and tranquil creek views. Also on the main level is an updated half bath. The upper level offers 2 spacious bedrooms; updated full bath and laundry. This home has been lovingly maintained with numerous updates: Anderson replacement windows, newer outdoor HVAC unit, flooring, updated vanities/tops, flooring, and the list goes on.

6. 2021-02-10
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Easy Living . .. Enjoy the Williamsburg style and park like setting offered at Stanford Court in the ever popular Westover Community; conveniently located in the heart of Hampden Township. This updated and meticulously maintained traditional condo has an impressive backdrop overlooking the tree lined Conodoquinet Creek. Warm and inviting foyer w/ tile floor greets you as you enter the home; Eat In kitchen with Cherry Cabinets, White Corian Counters accented w/ a subway tile backsplash and tile floors. Spacious family room with access to a rear patio and tranquil creek views. Also on the main level is an updated half bath. The upper level offers 2 spacious bedrooms; updated full bath and laundry. This home has been lovingly maintained with numerous updates: Anderson replacement windows, newer outdoor HVAC unit, flooring, updated vanities/tops, flooring, and the list goes on.

7. 2021-02-08
   listed $149,900 Active 886-char remark

   Show marketing remark (886 chars)

   Easy Living . .. Enjoy the Williamsburg style and park like setting offered at Stanford Court in the ever popular Westover Community; conveniently located in the heart of Hampden Township. This updated and meticulously maintained traditional condo has an impressive backdrop overlooking the tree lined Conodoquinet Creek. Warm and inviting foyer w/ tile floor greets you as you enter the home; Eat In kitchen with Cherry Cabinets, White Corian Counters accented w/ a subway tile backsplash and tile floors. Spacious family room with access to a rear patio and tranquil creek views. Also on the main level is an updated half bath. The upper level offers 2 spacious bedrooms; updated full bath and laundry. This home has been lovingly maintained with numerous updates: Anderson replacement windows, newer outdoor HVAC unit, flooring, updated vanities/tops, flooring, and the list goes on.

8. 2017-06-22
   soldstatus $118,500
9. 2017-06-16
   soldstatus $118,500

   Show marketing remark (316 chars)

   Beautiful wooded creek view and move in ready with fresh paint and new Stainmaster carpet throughout! This well maintained home includes a new dishwasher, Renewal by Andersen windows, new roof and hot water heater in 2011. Maintenance free condo, conveniently located in Hampden Twp. One year home warranty included.

10. 2017-05-16
    historical

    Show marketing remark (316 chars)

    Beautiful wooded creek view and move in ready with fresh paint and new Stainmaster carpet throughout! This well maintained home includes a new dishwasher, Renewal by Andersen windows, new roof and hot water heater in 2011. Maintenance free condo, conveniently located in Hampden Twp. One year home warranty included.

11. 2017-03-28
    listed $120,000

    Show marketing remark (316 chars)

    Beautiful wooded creek view and move in ready with fresh paint and new Stainmaster carpet throughout! This well maintained home includes a new dishwasher, Renewal by Andersen windows, new roof and hot water heater in 2011. Maintenance free condo, conveniently located in Hampden Twp. One year home warranty included.

12. 2009-07-02
    soldstatus $128,000
13. 2009-07-01
    soldstatus $127,900
14. 2009-04-15
    historical
15. 2009-03-02
    listed $129,900
16. 2004-12-30
    soldstatus $109,900
17. 2004-11-09
    listed $109,900
18. 1994-10-19
    soldstatus $79,900
19. 1987-11-20
    soldstatus $59,900

ⓘ 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: $1,983 · $165/mo
• Projected year-2 tax: $2,571 · $214/mo
• Expected delta: +$588/yr (+$49/mo · 29.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $23,218
• − Mortgage interest: −$11,198
• − Property taxes: −$1,983
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$1,716
• − Depreciation: −$5,815
• Taxable loss: −$2,208
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,594/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Mechanicsburg

• Score: 77/100
• State rank: #372
• US rank: #3259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 85,577
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

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 (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

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: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

+235.6% since first listed

21 events — show timeline

• 2026-06-08 Sold (Public Records) $201,000 Public Records
• 2026-06-05 Sold (MLS) $201,000 BRIGHT MLS
• 2026-05-10 Pending — BRIGHT MLS
• 2026-05-01 Listed $199,900 BRIGHT MLS
• 2026-04-28 Coming Soon $199,900 BRIGHT MLS
• 2021-03-22 Sold (Public Records) $156,000 Public Records
• 2021-03-15 Sold (MLS) $156,000 BRIGHT MLS
• 2021-02-10 Pending — BRIGHT MLS
• 2021-02-08 Listed $149,900 BRIGHT MLS
• 2017-06-22 Sold (Public Records) $118,500 Public Records
• 2017-06-16 Sold (MLS) $118,500 BRIGHT MLS
• 2017-05-16 Listing Removed — BRIGHT MLS
• 2017-03-28 Listed $120,000 BRIGHT MLS
• 2009-07-02 Sold (Public Records) $128,000 Public Records
• 2009-07-01 Sold (MLS) $127,900 BRIGHT MLS
• 2009-04-15 Listing Removed — BRIGHT MLS
• 2009-03-02 Listed $129,900 BRIGHT MLS
• 2004-12-30 Sold (MLS) $109,900 BRIGHT MLS
• 2004-11-09 Listed $109,900 BRIGHT MLS
• 1994-10-19 Sold (Public Records) $79,900 Public Records
• 1987-11-20 Sold (Public Records) $59,900 Public Records

Property tax history

+2.8%/yr

Latest (2026): $1,983 · +3.2% YoY. Source: county tax records.