66 Kip Rd · Millersburg, PA 17032

$77,500

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 26 Days on market

Built 2019 ↓ 9% since listing

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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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked into a quiet end-of-road setting in Halifax Village, this 2019 Redman mobile home offers the kind of peaceful backdrop that makes everyday living feel a little more open and relaxed. With views of neighboring farmers’ fields and the mountains beyond, this 2-bedroom, 2-bath home gives you a sense of space and privacy that is hard to find at this price point. Inside, the home features comfortable one-floor living with an open main living area, a functional kitchen, and a split bedroom layout that provides privacy between the bedrooms. The primary bedroom includes its own full bath and walk-in closet, while the second bedroom and full hall bath offer flexibility for guests, hobbie

Key facts

• Functional kitchen
• Walk-in closet
• One-floor living

Tags

• ONE-FLOOR LIVING
• OPEN MAIN LIVING AREA
• FUNCTIONAL KITCHEN
• SPLIT BEDROOM LAYOUT
• PRIMARY BEDROOM WITH FULL BATH
• WALK-IN CLOSET

Property features AI

Finance

• Other: Annual ground rent noted in income/expense
• Financial info: Ground rent exists and is paid monthly ($450); Ownership interest: ground rent

Exterior

• Parking: Off-street parking
• Utilities: Community water; Community septic tank
• Home design: Manufactured single-wide home; Estimated year built; Level lot; Not in a federal flood zone
• Construction: Vinyl siding; Above-grade finished living area; Other structures above and below grade
• Exterior features: Exterior lighting; Porch(es); Shed

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heat; Propane (leased) heating fuel; Central A/C; 200+ amp electric service
• Interior features: Central air conditioning; Electric hot water; No basement
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($959 rent vs $78k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.5% in Millersburg — 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 74/100 on livability (#480 in PA, #4,444 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Halifax Area SD (rural): math 28% / reading 55% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Halifax Area Hs (math 54%, 244 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,337 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.25%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-1,933
• Equity at exit: $11,556

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $12,134
• Equity at exit: $6,701

Cash invested: $21,700 (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 17032

• Home prices YoY: -8.3%
• Active inventory: 47
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $959 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$32
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $166

Break-even live

Break-even rent $749

Max offer price $77,500

Occupancy floor 78%

Sensitivity live

Price	-10% $210	-5% $188	+0% $166	+5% $144	+10% $122
Rent	-10% $90	-5% $128	+0% $166	+5% $204	+10% $242
Rate	-1.0pp $205	-0.5pp $186	base $166	+0.5pp $146	+1.0pp $126

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Hillside Hts Millersburg, PA	2.0	1.0	1000	$959	$0.96	24d	1	1.35mi

Listing history 23 events

1. 2026-06-21
   days on market $77,500 Active 26 DOM
2. 2026-06-21
   days on market $77,500 Active 25 DOM
3. 2026-06-18
   days on market $77,500 Active 23 DOM
4. 2026-06-17
   days on market $77,500 Active 22 DOM
5. 2026-06-16
   days on market $77,500 Active 21 DOM
6. 2026-06-15
   days on market $77,500 Active 20 DOM
7. 2026-06-13
   days on market $77,500 Active 18 DOM
8. 2026-06-12
   days on market $77,500 Active 17 DOM
9. 2026-06-09
   days on market $77,500 Active 14 DOM
10. 2026-06-08
    days on market $77,500 Active 13 DOM
11. 2026-06-08
    days on market $77,500 Active 12 DOM
12. 2026-06-07
    days on market $77,500 Active 11 DOM
13. 2026-06-04
    days on market $77,500 Active 8 DOM
14. 2026-06-02
    days on market $77,500 Active 7 DOM
15. 2026-06-01
    days on market $77,500 Active 6 DOM
16. 2026-05-31
    days on market $77,500 Active 5 DOM
17. 2026-05-26
    listed $77,500 Active
18. 2025-12-18
    historical
19. 2025-12-16
    historical
20. 2025-08-03
    historical
21. 2025-03-23
    price $75,000
22. 2025-02-25
    price $80,000
23. 2025-02-04
    listed $85,000 Active

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$28/yr (+$2/mo · 2.4%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,508
• − Mortgage interest: −$4,341
• − Property taxes: −$1,168
• − Insurance: −$1,054
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,255
• Taxable income: $849
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $1,789/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: Halifax Area SD
• NCES district ID: 4211310
• Math proficiency: 28% ▼ -15.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $56,462
• Composite: 36.25/100
• National rank: #4713
• State rank: #310 of 539 in PA

Livability — Millersburg

• Score: 74/100
• State rank: #480
• US rank: #4444

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

• Population (ZIP): 7,630

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Iranian 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -25.19%
• Current HPI: 276.6399
• Rent YoY: —
• Metro: —
• 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

-8.8% since first listed

7 events — show timeline

• 2026-05-26 Listed $77,500 BRIGHT MLS
• 2025-12-18 Listing Removed — BRIGHT MLS
• 2025-12-16 Coming Soon — BRIGHT MLS
• 2025-08-03 Listing Removed — BRIGHT MLS
• 2025-03-23 Price Changed $75,000 BRIGHT MLS
• 2025-02-25 Price Changed $80,000 BRIGHT MLS
• 2025-02-04 Listed $85,000 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2026): $1,168 · +4.2% YoY. Source: county tax records.