20 George Dr · Steelton, PA 17057

$42,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 37 Days on market

Built 1973 $58/sqft · 68% above 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
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

.. .Enjoy The Quiet And Privacy Of Affordable Home Ownership In A Land Leased Community. .. Newer Water Heater And Furnace. .. Quiet Location With Easy Access To 283, 230, 30, 83, 81 And 76.. .MHP Is Located Middletown, PA. .. This Quiet Community Offers Easy Access To Hershey, Lancaster, Palmyra, Annville. Harrisburg International Airport And Amtrak Just Minutes Away. .. Lot Rent Is $695 A Month And Includes Water / Sewer / Trash, Road Maintenance And Snow Removal (Roads Only). .. Owner Occupied Community-No Rentals. .. All Sales Contingent Upon Park Approval. .. Applications For Park Approval By The Park Owners Will Only Be Submitted After A Signed Contract Between Buyer And Seller Has Be

Key facts

• Built 1973
• Listed 37 days

Property features AI

Finance

• Other: Ownership is ground rent; Property condition listed as good; Annual ground rent noted in income/expense
• Financial info: Ground rent $695 per month; Annual taxes and assessment information on record

Exterior

• Parking: On-street parking
• Utilities: Community water; Private sewer; Electric hot water
• Home design: Mobile home (pre-1976)
• Construction: Metal siding; Structure not winterized; Above-grade and below-grade structures present; Built year per assessor
• Exterior features: Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Forced air heating; Oil heating fuel; Window air conditioning units (electric)
• Interior features: Two or more exit points for accessibility; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $582 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.9% vs local median 6.7% in Steelton — 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 67/100 on livability (#971 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime F, amenities F.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kunkel El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 375 students, 48% FRL); Middletown Area Ms (math 16% / reading 42%, grade F, #391 of 512 statewide, top 77%, 554 students, 63% FRL); Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $290 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $6k; list at $42k implies a 600% 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 $40,740 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 2.53% ✓
• Cap rate: 22.93%
• Cash-on-cash: 59.42%
• DSCR: 3.64
• GRM: 3.3

CMA / ARV

• ARV (median comp): $25,000
• List price: $42,000
• Delta: 68.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 56.5%
• Equity multiple: 3.45×
• Total profit: $28,778
• Equity at exit: $6,262

10-year hold

• IRR: 61.0%
• Equity multiple: 6.68×
• Total profit: $66,825
• Equity at exit: $3,631

Cash invested: $11,760 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$19 /mo · $231/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $582

Break-even live

Break-even rent $325

Max offer price $42,000

Occupancy floor 40%

Sensitivity live

Price	-10% $606	-5% $594	+0% $582	+5% $570	+10% $558
Rent	-10% $498	-5% $540	+0% $582	+5% $624	+10% $666
Rate	-1.0pp $603	-0.5pp $593	base $582	+0.5pp $571	+1.0pp $560

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2144 S 2nd St Unit RearRear Steelton, PA	1.0	1.0	580	$750	$1.29	45d	1	0.92mi
263 2nd St Unit 2 Highspire, PA	1.0	1.0	525	$875	$1.67	15d	1	1.05mi

Listing history 18 events

1. 2026-06-21
   days on market $42,000 Active 37 DOM
2. 2026-06-18
   days on market $42,000 Active 34 DOM
3. 2026-06-17
   days on market $42,000 Active 33 DOM
4. 2026-06-16
   days on market $42,000 Active 32 DOM
5. 2026-06-15
   days on market $42,000 Active 31 DOM
6. 2026-06-14
   days on market $42,000 Active 29 DOM
7. 2026-06-10
   days on market $42,000 Active 26 DOM
8. 2026-06-09
   days on market $42,000 Active 25 DOM
9. 2026-06-08
   days on market $42,000 Active 24 DOM
10. 2026-06-07
    pricedays on market $42,000 Active 23 DOM
11. 2026-06-05
    days on market $51,000 Active 20 DOM
12. 2026-06-03
    days on market $51,000 Active 19 DOM
13. 2026-06-02
    days on market $51,000 Active 18 DOM
14. 2026-06-01
    days on market $51,000 Active 17 DOM
15. 2026-05-31
    days on market $51,000 Active 16 DOM
16. 2026-05-31
    days on market $51,000 Active 15 DOM
17. 2026-05-15
    listed $51,000 Active 710-char remark
18. 1989-06-23
    soldstatus $6,000

ⓘ 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: $231 · $19/mo
• Projected year-2 tax: $447 · $37/mo
• Expected delta: +$216/yr (+$18/mo · 93.5%)

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

Taxation est. · year 1

• Rental income: $12,749
• − Mortgage interest: −$2,353
• − Property taxes: −$231
• − Insurance: −$210
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,222
• Taxable income: $6,693
• Est. tax owed @ 24.0%: −$1,606
• After-tax cash flow: $5,381/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Steelton

• Score: 67/100
• State rank: #971
• US rank: #10606

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 19,401
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+600.0% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $42,000 BRIGHT MLS
• 2026-06-05 Price Changed $35,000 BRIGHT MLS
• 2026-05-15 Listed $51,000 BRIGHT MLS
• 1989-06-23 Sold (Public Records) $6,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $231 · +6.8% YoY. Source: county tax records.