34 Cypress Ln · Middlesex, PA 17015

$29,900

2 bd · 1.5 ba · 912 sqft · Manufactured public records · 34 Days on market

Built 1974 $33/sqft · 23% below area Est $39k · 23% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here’s a cleaner, more professional listing description you can use: ⸻ For Sale – As Is | Country Manor West MHP Spacious 2-bedroom, 2.5-bath home located in the desirable Country Manor West Mobile Home Park community featuring access to a community pool. Home features: * 2 bedrooms * 1 bathrooms (there’s plumbing ran already for a second bathroom in the bedroom, half bathroom was originally there) just need a toilet and sink! * 2 porches * Storage shed included * Community pool access Lot rent is $710/month and includes water, sewer, and trash services. Important Details: * Sold as-is * No rent-to-own * Price negotiable * Buyer must be park approved *

Key facts

• Community pool
• Built 1974
• Listed 34 days

Property features AI

Finance

• Other: Annual ground rent listed as an income/expense item
• Financial info: Land lease payment $710 per month; Land lease years remaining reported as 0; Improvement assessed at $2,400

Exterior

• Parking: Off-site parking available; Driveway
• Utilities: Public sewer; Community water
• Home design: Manufactured home; Above-grade finished area reported by assessor
• Construction: Shingle siding; Other structures above and below grade
• Exterior features: Community pool (in-ground, fenced, filtered); Not in a federal flood zone; Ground rent exists (paid annually)

Interior

• Bedrooms: 2 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: No basement; Living area sourced from assessor

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$38,834) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• 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: 188 active listings in the ZIP; solid renter incomes; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

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 $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1974 — 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. 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: 5.86% ✓
• Cap rate: 53.57%
• Cash-on-cash: 168.84%
• DSCR: 8.51
• GRM: 1.4

CMA / ARV

• ARV (median comp): $38,834
• List price: $29,900
• Delta: -23.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Buckeye Ln	0.11mi	2/1.0	1,032 (+13%)	6mo	$1,500	$1	66
41 Cherry Ln	0.12mi	2/1.5	792 (-13%)	7mo	$35,000	$44	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.39×
• Total profit: $70,205
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 19.85×
• Total profit: $157,845
• Equity at exit: $2,585

Cash invested: $8,372 (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 17015

• Home prices YoY: -25.2%
• Active inventory: 188
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $1,178

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 28%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $29,900 Active 34 DOM
2. 2026-06-17
   days on market $29,900 Active 33 DOM
3. 2026-06-16
   days on market $29,900 Active 32 DOM
4. 2026-06-15
   days on market $29,900 Active 31 DOM
5. 2026-06-14
   days on market $29,900 Active 29 DOM
6. 2026-06-13
   days on market $29,900 Active 28 DOM
7. 2026-06-10
   days on market $29,900 Active 26 DOM
8. 2026-06-09
   days on market $29,900 Active 25 DOM
9. 2026-06-08
   days on market $29,900 Active 24 DOM
10. 2026-06-07
    days on market $29,900 Active 23 DOM
11. 2026-06-05
    days on market $29,900 Active 20 DOM
12. 2026-06-03
    days on market $29,900 Active 19 DOM
13. 2026-06-02
    days on market $29,900 Active 18 DOM
14. 2026-06-01
    days on market $29,900 Active 17 DOM
15. 2026-05-31
    days on market $29,900 Active 16 DOM
16. 2026-05-31
    days on market $29,900 Active 15 DOM
17. 2026-05-16
    listed $29,900 Active 820-char remark
18. 2026-05-15
    historical $29,900 820-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,031
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$870
• Taxable income: $14,524
• Est. tax owed @ 24.0%: −$3,486
• After-tax cash flow: $10,650/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 — Middlesex

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): 24,385
• Household income: $86,981
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 172.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 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: ▼ -89.66%
• Current HPI: 265.9175
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-16 Listed $29,900 BRIGHT MLS
• 2026-05-15 Coming Soon $29,900 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $43 · +3.2% YoY. Source: county tax records.