52 Lori Cir · Hampden, PA 17050

$86,900

3 bd · 1.5 ba · 1,056 sqft · Manufactured public records · 165 Days on market

Built 2009 $82/sqft · 53% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

Key facts

• Shed
• Gas oven
• Dishwasher

Tags

• SINGLE FLOOR LIVING
• SHED
• GAS OVEN
• DISHWASHER
• REFRIGERATOR
• LAUNDRY HOOK UPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $87k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $76k (12.0% 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.
• 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.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $601 of loan paydown is wiped out by about $3k 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 + 2.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $76,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.02% ✓
• Cap rate: 17.52%
• Cash-on-cash: 40.09%
• DSCR: 2.78
• GRM: 4.1

CMA / ARV

• ARV (median comp): $185,000
• List price: $86,900
• Delta: -53.03%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.3%
• Equity multiple: 2.48×
• Total profit: $35,938
• Equity at exit: $12,957

10-year hold

• IRR: 41.6%
• Equity multiple: 4.74×
• Total profit: $90,909
• Equity at exit: $7,514

Cash invested: $24,332 (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: 4.1×

Monthly cashflow live

• Estimated rent: $1,752 high
• Mortgage (P&I): −$456
• Tax from tax record: −$79 /mo · $951/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $813

Break-even live

Break-even rent $723

Max offer price $86,900

Occupancy floor 49%

Sensitivity live

Price	-10% $862	-5% $838	+0% $813	+5% $788	+10% $764
Rent	-10% $674	-5% $744	+0% $813	+5% $882	+10% $951
Rate	-1.0pp $857	-0.5pp $835	base $813	+0.5pp $790	+1.0pp $767

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: $21,725
• Closing costs: $2,607
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4815 E Trindle Rd Unit 2 Mechanicsburg, PA	2.0	1.5	1240	$1,750	$1.41	44d	1	0.48mi
613 Geneva Dr Unit 615A12 Mechanicsburg, PA	2.0	1.0	1100	$1,320	$1.20	44d	1	0.84mi
5349 Oxford Cir Mechanicsburg, PA	1.0–3.0	1.0–1.5	894	$2,135	$2.39	14d	26	0.88mi
107 E Main St Apt 1 Shiremanstown, PA	2.0	1.0	945	$970	$1.03	44d	1	0.98mi
5403 Oxford Dr #1 Mechanicsburg, PA	2.0	1.0	896	$1,295	$1.45	44d	1	0.99mi
5412 Oxford Dr Mechanicsburg, PA	2.0	2.5	1223	$1,795	$1.47	44d	1	1.01mi
1101 Lindham Ct Mechanicsburg, PA	2.0	1.0	900	$1,410	$1.57	14d	1	1.03mi
1133 Nanroc Dr Mechanicsburg, PA	2.0	1.5	870	$1,400	$1.61	44d	1	1.11mi
4341 Carlisle Pike Unit C2 Camp Hill, PA	2.0	2.0	1100	$1,250	$1.14	44d	1	1.28mi
4085 Seneca Ave Camp Hill, PA	3.0	1.0	910	$1,650	$1.81	14d	1	1.35mi
498 Stonehedge Ln Mechanicsburg, PA	2.0	1.5–2.5	1055	$1,832	$1.74	14d	2	1.37mi
363 Stonehedge Ln Mechanicsburg, PA	2.0	2.5	1408	$1,625	$1.15	14d	1	1.46mi

Listing history 7 events

1. 2026-05-11
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

2. 2026-03-16
   status Active 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

3. 2026-03-13
   historical Active Under Contract 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

4. 2026-03-11
   status Pending 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

5. 2026-03-04
   status Active 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

6. 2026-02-28
   historical 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

7. 2025-11-18
   listed $86,900 Active 531-char remark

   Show marketing remark (531 chars)

   Welcome to Trindle Park. Single floor living in one of the most desirable 55+ Communities. 3 bedrooms, 2 baths, shed, gas oven, dishwasher, refrigerator, laundry hook ups, propane tanks are leased. Seller is replacing the roof, adjusting front & rear steps that had settled, and adding gutters & rainspouts. as soon as the weather breaks! Financing available. Call to schedule a showing, or get financing information. 2 car parking off street. Must be approved by Park Management for credit & background checks!

ⓘ 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: $951 · $79/mo
• Projected year-2 tax: $1,162 · $97/mo
• Expected delta: +$211/yr (+$18/mo · 22.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,024
• − Mortgage interest: −$4,868
• − Property taxes: −$951
• − Insurance: −$434
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$2,528
• Taxable income: $8,879
• Est. tax owed @ 24.0%: −$2,131
• After-tax cash flow: $7,624/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 — Hampden

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): 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

7 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-03-16 Relisted — BRIGHT MLS
• 2026-03-13 Contingent — BRIGHT MLS
• 2026-03-11 Pending — BRIGHT MLS
• 2026-03-04 Relisted — BRIGHT MLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2025-11-18 Listed $86,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $951 · +3.2% YoY. Source: county tax records.