2543 Rolo Ct · Upper Allen, PA 17055

$30,000

3 bd · 1.0 ba · 804 sqft · Manufactured public records · 109 Days on market

Built 1974 $37/sqft · 8% above area Est $28k · 8% over ↓ 33% since listing

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• ARV discount +3.9/15.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this versatile three-bedroom, one-bath home in the newly managed Trout Run community. Featuring an expansive open layout, this residence is perfect for those looking to customize their space. The primary bedroom includes an unfinished half-bath, offering a prime opportunity to add value and convenience. Nestled in a central location, you are minutes away from major highways, top-rated schools, and local shopping. Park management approval is required for all buyers. Utilities are separate from monthly site fees. Contact the Community Manager today for application details.

Key facts

• Central location
• Open layout
• Unfinished half-bath

Tags

• OPEN LAYOUT
• UNFINISHED HALF-BATH
• CENTRAL LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/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: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Mechanicsburg Area SD (suburban): math 38% / reading 60% proficiency, ranked #175 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 287 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $900 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 + 1.9% 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 109 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 6.50% ✓
• Cap rate: 60.90%
• Cash-on-cash: 195.04%
• DSCR: 9.68
• GRM: 1.3

CMA / ARV

• ARV (median comp): $27,765
• List price: $30,000
• Delta: 8.05%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Rolo Ct	0.16mi	2/1.0 (-1)	792 (-2%)	6mo	$30,000	$38	80

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.02×
• Total profit: $75,757
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 20.53×
• Total profit: $164,046
• Equity at exit: $2,594

Cash invested: $8,400 (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 17055

• Rents YoY: 1.9%
• Active inventory: 287
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,951 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$6 /mo · $73/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $1,299

Break-even live

Break-even rent $307

Max offer price $30,000

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
610 Colonial View Rd Mechanicsburg, PA	2.0	1.0	990	$1,595	$1.61	43d	1	0.26mi
2451 Oakwood Hills Dr Mechanicsburg, PA	1.0–2.0	1.0–2.0	957	$1,775	$1.85	13d	17	0.61mi

Listing history 17 events

1. 2026-06-19
   status $30,000 Pending 109 DOM
2. 2026-06-18
   days on market $30,000 Active 109 DOM
3. 2026-06-17
   days on market $30,000 Active 108 DOM
4. 2026-06-16
   days on market $30,000 Active 107 DOM
5. 2026-06-15
   days on market $30,000 Active 106 DOM
6. 2026-06-14
   days on market $30,000 Active 104 DOM
7. 2026-06-10
   days on market $30,000 Active 101 DOM
8. 2026-06-09
   days on market $30,000 Active 100 DOM
9. 2026-06-08
   days on market $30,000 Active 99 DOM
10. 2026-06-07
    days on market $30,000 Active 98 DOM
11. 2026-06-01
    days on market $30,000 Active 95 DOM
12. 2026-05-31
    days on market $30,000 Active 94 DOM
13. 2026-05-31
    days on market $30,000 Active 93 DOM
14. 2026-05-18
    price $30,000 586-char remark

    Show marketing remark (586 chars)

    Discover this versatile three-bedroom, one-bath home in the newly managed Trout Run community. Featuring an expansive open layout, this residence is perfect for those looking to customize their space. The primary bedroom includes an unfinished half-bath, offering a prime opportunity to add value and convenience. Nestled in a central location, you are minutes away from major highways, top-rated schools, and local shopping. Park management approval is required for all buyers. Utilities are separate from monthly site fees. Contact the Community Manager today for application details.

15. 2026-03-19
    price $35,000 586-char remark

    Show marketing remark (586 chars)

    Discover this versatile three-bedroom, one-bath home in the newly managed Trout Run community. Featuring an expansive open layout, this residence is perfect for those looking to customize their space. The primary bedroom includes an unfinished half-bath, offering a prime opportunity to add value and convenience. Nestled in a central location, you are minutes away from major highways, top-rated schools, and local shopping. Park management approval is required for all buyers. Utilities are separate from monthly site fees. Contact the Community Manager today for application details.

16. 2026-03-03
    price $40,000 586-char remark

    Show marketing remark (586 chars)

    Discover this versatile three-bedroom, one-bath home in the newly managed Trout Run community. Featuring an expansive open layout, this residence is perfect for those looking to customize their space. The primary bedroom includes an unfinished half-bath, offering a prime opportunity to add value and convenience. Nestled in a central location, you are minutes away from major highways, top-rated schools, and local shopping. Park management approval is required for all buyers. Utilities are separate from monthly site fees. Contact the Community Manager today for application details.

17. 2026-02-26
    listed $45,000 Active 586-char remark

    Show marketing remark (586 chars)

    Discover this versatile three-bedroom, one-bath home in the newly managed Trout Run community. Featuring an expansive open layout, this residence is perfect for those looking to customize their space. The primary bedroom includes an unfinished half-bath, offering a prime opportunity to add value and convenience. Nestled in a central location, you are minutes away from major highways, top-rated schools, and local shopping. Park management approval is required for all buyers. Utilities are separate from monthly site fees. Contact the Community Manager today for application details.

ⓘ 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: $73 · $6/mo
• Projected year-2 tax: $273 · $23/mo
• Expected delta: +$201/yr (+$17/mo · 276.6%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,410
• − Mortgage interest: −$1,680
• − Property taxes: −$73
• − Insurance: −$948
• − Repairs & maintenance: −$1,873
• − Management: −$1,873
• − Depreciation: −$873
• Taxable income: $16,091
• Est. tax owed @ 24.0%: −$3,862
• After-tax cash flow: $11,724/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: Mechanicsburg Area SD
• NCES district ID: 4215030
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 60% ▼ -12.00%
• Median HH income: $60,986
• Composite: 42.92/100
• National rank: #3118
• State rank: #175 of 539 in PA

Livability — Upper Allen

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): 42,006
• Household income: $99,077
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 888.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 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: ▼ -202.92%
• Current HPI: 254.7596
• Rent YoY: ▲ 1.89%
• 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

-33.3% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $30,000 BRIGHT MLS
• 2026-03-19 Price Changed $35,000 BRIGHT MLS
• 2026-03-03 Price Changed $40,000 BRIGHT MLS
• 2026-02-26 Listed $45,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $73 · +3.3% YoY. Source: county tax records.