420 Hollywood Dr · Highspire, PA 17057

$225,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 34 Days on market

Built 1999

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Why this score? — see what drove the D- 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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a car collectors dream. Almost 1/2 acre with a 28x72 garage. Public water, private sewer, 2000 double wide mobile home, 3 bedrooms, 2 full baths, living room, large eat in country kitchen. Main level laundry. This home is located across from the Community Park. The heat source is oil. The kitchen stove is propane, which runs approximately $16.00 a month. The trash is $62.48 a quarter.

Key facts

• 28x72 garage
• Private sewer
• Community park

Tags

• 28X72 GARAGE
• COMMUNITY PARK
• PUBLIC WATER
• PRIVATE SEWER
• MAIN LEVEL LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-30 ($-361/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (17.0% below list).
• Recommended offer: $187k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.0% in Highspire — 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 63/100 on livability (#1,272 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute 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.
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 31% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $159k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $186,671 (17.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.8%
• Equity multiple: 0.35×
• Total profit: $-41,006
• Equity at exit: $33,548

10-year hold

• IRR: -14.3%
• Equity multiple: 0.23×
• Total profit: $-48,670
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$231 /mo · $2,773/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-30

Break-even live

Break-even rent $1,905

Max offer price $219,692

Occupancy floor 97%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Amber Ln Harrisburg, PA	2.0–3.0	2.5	1414	$2,260	$1.60	14d	9	0.68mi
5069 Stacey Dr E Harrisburg, PA	1.0–3.0	1.0–2.0	942	$1,650	$1.75	14d	9	1.01mi
747 Garden Dr Harrisburg, PA	2.0	1.0	1170	$1,725	$1.47	14d	1	1.13mi

Listing history 18 events

1. 2026-06-15
   days on market $225,000 Active 34 DOM
2. 2026-06-14
   days on market $225,000 Active 32 DOM
3. 2026-06-10
   days on market $225,000 Active 29 DOM
4. 2026-06-09
   days on market $225,000 Active 28 DOM
5. 2026-06-08
   days on market $225,000 Active 27 DOM
6. 2026-06-07
   days on market $225,000 Active 26 DOM
7. 2026-06-05
   days on market $225,000 Active 23 DOM
8. 2026-06-03
   days on market $225,000 Active 22 DOM
9. 2026-06-02
   days on market $225,000 Active 21 DOM
10. 2026-06-01
    days on market $225,000 Active 20 DOM
11. 2026-05-31
    days on market $225,000 Active 19 DOM
12. 2026-05-31
    days on market $225,000 Active 18 DOM
13. 2026-05-12
    listed $225,000 Active 404-char remark
14. 2020-08-25
    soldstatus $159,300
15. 2020-08-24
    soldstatus $159,300 Closed 396-char remark

    Show marketing remark (396 chars)

    This is a car collectors dream. Almost 1/2 acre with a 28x72 garage. Public water, private sewer, 2000 double wide mobile home, 3 bedrooms, 2 full baths, living room, large eat in country kitchen. Main level laundry. This home is located across from the Community Park. The heat source is oil. The kitchen stove is propane, which runs approximately $16.00 a month. The trash is $62.48 a quarter.

16. 2020-03-18
    status Pending 396-char remark

    Show marketing remark (396 chars)

    This is a car collectors dream. Almost 1/2 acre with a 28x72 garage. Public water, private sewer, 2000 double wide mobile home, 3 bedrooms, 2 full baths, living room, large eat in country kitchen. Main level laundry. This home is located across from the Community Park. The heat source is oil. The kitchen stove is propane, which runs approximately $16.00 a month. The trash is $62.48 a quarter.

17. 2020-03-12
    price $161,500 396-char remark

    Show marketing remark (396 chars)

    This is a car collectors dream. Almost 1/2 acre with a 28x72 garage. Public water, private sewer, 2000 double wide mobile home, 3 bedrooms, 2 full baths, living room, large eat in country kitchen. Main level laundry. This home is located across from the Community Park. The heat source is oil. The kitchen stove is propane, which runs approximately $16.00 a month. The trash is $62.48 a quarter.

18. 2020-03-04
    listed $139,900 Active 396-char remark

    Show marketing remark (396 chars)

    This is a car collectors dream. Almost 1/2 acre with a 28x72 garage. Public water, private sewer, 2000 double wide mobile home, 3 bedrooms, 2 full baths, living room, large eat in country kitchen. Main level laundry. This home is located across from the Community Park. The heat source is oil. The kitchen stove is propane, which runs approximately $16.00 a month. The trash is $62.48 a quarter.

ⓘ 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: $2,773 · $231/mo
• Projected year-2 tax: $3,164 · $264/mo
• Expected delta: +$391/yr (+$33/mo · 14.1%)

ⓘ 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 7% 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: $22,401
• − Mortgage interest: −$12,603
• − Property taxes: −$2,773
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$6,545
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $655/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 — Highspire

• Score: 63/100
• State rank: #1272
• US rank: #15383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 2,988
• 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

+13.9% since first listed

5 events — show timeline

• 2020-08-25 Sold (Public Records) $159,300 Public Records
• 2020-08-24 Sold (MLS) $159,300 BRIGHT MLS
• 2020-03-18 Pending — BRIGHT MLS
• 2020-03-12 Price Changed $161,500 BRIGHT MLS
• 2020-03-04 Listed $139,900 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2026): $2,773 · +4.7% YoY. Source: county tax records.