573 Palm City Park Park · Campbelltown, PA 17003

$103,579

3 bd · 2.0 ba · 938 sqft · Manufactured public records · 82 Days on market

Built 2012 $110/sqft · 29% above area Est $80k · 29% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this beautifully renovated 3-bedroom, 2-bathroom manufactured home in Palm City Park. With a major renovation just completed, this residence boasts an open floor plan consisting of the living room, breakfast area, and kitchen. All new luxury vinyl plank flooring and carpet throughout. The kitchen features quartz countertops, new cabinets, stainless steel appliances, including a gas range and built-in microwave, as well as a built in dishwasher. Relax in the primary suite, which offers a full bathroom with a walk-in shower. Enjoy the convenience of main-floor laundry and energy-efficient replacement windows throughout. Outside, the property features a driveway for two vehicles and a shed for additional storage. Lot rent is $430/month which includes trash. Water and sewer is billed by the park and runs $55 a month total based on water consumption of up to 2,000 gallons. Park approval is required. Application is $65 per person. A $2,000 security deposit is required after settlement.

Key facts

• 2 parking spots
• Built 2012
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $97k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.2% in Campbelltown — 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 69/100 on livability (#831 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: schools D, amenities F, commute F.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $716 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,364 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. Schools are D-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. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.59%
• DSCR: 1.96
• GRM: 5.8

CMA / ARV

• ARV (median comp): $80,000
• List price: $103,579
• Delta: 29.47%
• Verdict: OVERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Palm City Park	0.09mi	3/2.0	924 (-2%)	9mo	$76,500	$83	86

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $16,437
• Equity at exit: $15,444

10-year hold

• IRR: 22.9%
• Equity multiple: 2.97×
• Total profit: $57,059
• Equity at exit: $8,956

Cash invested: $29,002 (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 17003

• Active inventory: 167
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,497 medium
• Mortgage (P&I): −$543
• Tax from tax record: −$74 /mo · $893/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $522

Break-even live

Break-even rent $836

Max offer price $103,579

Occupancy floor 60%

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: $25,895
• Closing costs: $3,107
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   status $103,579 Pending 82 DOM
2. 2026-06-09
   days on market $103,579 Active 82 DOM
3. 2026-06-08
   days on market $103,579 Active 81 DOM
4. 2026-06-07
   days on market $103,579 Active 80 DOM
5. 2026-06-05
   days on market $103,579 Active 77 DOM
6. 2026-06-02
   days on market $103,579 Active 75 DOM
7. 2026-06-01
   days on market $103,579 Active 74 DOM
8. 2026-05-31
   days on market $103,579 Active 73 DOM
9. 2026-05-30
   days on market $103,579 Active 72 DOM
10. 2026-03-20
    listed $103,579 Active 1017-char remark

    Show marketing remark (1017 chars)

    Discover the charm of this beautifully renovated 3-bedroom, 2-bathroom manufactured home in Palm City Park. With a major renovation just completed, this residence boasts an open floor plan consisting of the living room, breakfast area, and kitchen. All new luxury vinyl plank flooring and carpet throughout. The kitchen features quartz countertops, new cabinets, stainless steel appliances, including a gas range and built-in microwave, as well as a built in dishwasher. Relax in the primary suite, which offers a full bathroom with a walk-in shower. Enjoy the convenience of main-floor laundry and energy-efficient replacement windows throughout. Outside, the property features a driveway for two vehicles and a shed for additional storage. Lot rent is $430/month which includes trash. Water and sewer is billed by the park and runs $55 a month total based on water consumption of up to 2,000 gallons. Park approval is required. Application is $65 per person. A $2,000 security deposit is required after settlement.

11. 2026-03-12
    historical $103,579 1017-char remark

    Show marketing remark (1017 chars)

    Discover the charm of this beautifully renovated 3-bedroom, 2-bathroom manufactured home in Palm City Park. With a major renovation just completed, this residence boasts an open floor plan consisting of the living room, breakfast area, and kitchen. All new luxury vinyl plank flooring and carpet throughout. The kitchen features quartz countertops, new cabinets, stainless steel appliances, including a gas range and built-in microwave, as well as a built in dishwasher. Relax in the primary suite, which offers a full bathroom with a walk-in shower. Enjoy the convenience of main-floor laundry and energy-efficient replacement windows throughout. Outside, the property features a driveway for two vehicles and a shed for additional storage. Lot rent is $430/month which includes trash. Water and sewer is billed by the park and runs $55 a month total based on water consumption of up to 2,000 gallons. Park approval is required. Application is $65 per person. A $2,000 security deposit is required after settlement.

ⓘ 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: $893 · $74/mo
• Projected year-2 tax: $1,265 · $105/mo
• Expected delta: +$372/yr (+$31/mo · 41.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,963
• − Mortgage interest: −$5,802
• − Property taxes: −$893
• − Insurance: −$518
• − Repairs & maintenance: −$1,437
• − Management: −$1,437
• − Depreciation: −$3,013
• Taxable income: $4,862
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $5,094/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — Campbelltown

• Score: 69/100
• State rank: #831
• US rank: #8645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,968
• Population (ZIP): 11,932

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.06%
• Current HPI: 193.333
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $103,579 BRIGHT MLS
• 2026-03-12 Coming Soon $103,579 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2026): $893 · +4.5% YoY. Source: county tax records.