4 Pine St · Fredericksburg, PA 17026

$105,000

3 bd · 1.5 ba · 1,216 sqft · Manufactured public records · 21 Days on market

Built 2004

---

Why this score? — see what drove the B- 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 +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Oak Ridge Estates, an all ages community, where you will find this 16x76 2bed/2 bath home. This 2004 Fleetwood has beautiful mature landscaping and is very spacious. maintained home Oakridge The inside feels very open and has large closets and tons of storage. The current lot rent is $600 per month and include snow removal. All applicants must be parked approved and adhere to the pet policy.

Key facts

• Built 2004
• Listed 21 days

Property features AI

Finance

• Other: Fee simple ownership; Pets allowed with breed restrictions
• HOA & community: Association recreation fee applies; Recreation fee: $470; HOA includes snow removal; Common grounds maintained; Park name: Oak Ridge Estates; Property manager present

Exterior

• Parking: Driveway
• Utilities: 100 amp electric service; Electric available; Propane available; Community water; Community septic tank; Cable TV available
• Home design: Manufactured home (single wide, Fleetwood); Estimated year built; Two+ access exits
• Construction: Vinyl siding; Shingle roof; No basement
• Exterior features: Deck; Exterior lighting; Shed; Rented lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% forced air heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Ceiling fans; Paneled walls; Exterior lighting
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $105k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $103k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#790 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools C-, amenities F, commute F.
• Northern Lebanon SD (rural): math 30% / reading 49% proficiency, ranked #347 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 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 $726 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 21 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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.
• Current owner paid $60k; list at $105k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,425 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 12.39%
• Cash-on-cash: 21.78%
• DSCR: 1.97
• GRM: 5.7

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: 14.4%
• Equity multiple: 1.58×
• Total profit: $16,971
• Equity at exit: $15,656

10-year hold

• IRR: 23.2%
• Equity multiple: 2.99×
• Total profit: $58,530
• Equity at exit: $9,078

Cash invested: $29,400 (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 17026

• Home prices YoY: -9.1%
• Active inventory: 12
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,538 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $534

Break-even live

Break-even rent $863

Max offer price $105,000

Occupancy floor 60%

Sensitivity live

Price	-10% $593	-5% $563	+0% $534	+5% $504	+10% $474
Rent	-10% $412	-5% $473	+0% $534	+5% $594	+10% $655
Rate	-1.0pp $587	-0.5pp $560	base $534	+0.5pp $506	+1.0pp $479

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-02
   status Pending
2. 2026-04-11
   listed $105,000 Active
3. 2026-04-02
   historical $105,000
4. 2023-09-25
   soldstatus $60,000 Closed 405-char remark

   Show marketing remark (405 chars)

   Welcome to Oak Ridge Estates, an all ages community, where you will find this 16x76 2bed/2 bath home. This 2004 Fleetwood has beautiful mature landscaping and is very spacious. maintained home Oakridge The inside feels very open and has large closets and tons of storage. The current lot rent is $600 per month and include snow removal. All applicants must be parked approved and adhere to the pet policy.

5. 2023-08-26
   status Pending 405-char remark

   Show marketing remark (405 chars)

   Welcome to Oak Ridge Estates, an all ages community, where you will find this 16x76 2bed/2 bath home. This 2004 Fleetwood has beautiful mature landscaping and is very spacious. maintained home Oakridge The inside feels very open and has large closets and tons of storage. The current lot rent is $600 per month and include snow removal. All applicants must be parked approved and adhere to the pet policy.

6. 2023-08-02
   listed $65,000 Active 405-char remark

   Show marketing remark (405 chars)

   Welcome to Oak Ridge Estates, an all ages community, where you will find this 16x76 2bed/2 bath home. This 2004 Fleetwood has beautiful mature landscaping and is very spacious. maintained home Oakridge The inside feels very open and has large closets and tons of storage. The current lot rent is $600 per month and include snow removal. All applicants must be parked approved and adhere to the pet policy.

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$306/yr (+$26/mo · 29.2%)

ⓘ 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 6/10 Major 8 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,460
• − Mortgage interest: −$5,882
• − Property taxes: −$1,047
• − Insurance: −$525
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$3,055
• Taxable income: $4,998
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $5,204/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: Northern Lebanon SD
• NCES district ID: 4217640
• Math proficiency: 30% ▼ -11.00%
• Reading proficiency: 49% ▼ -10.00%
• Median HH income: $58,133
• Composite: 34.79/100
• National rank: #5116
• State rank: #347 of 539 in PA

Livability — Fredericksburg

• Score: 70/100
• State rank: #790
• US rank: #7972

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredericksburg, PA
• Population (ZIP): 3,636

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 4% Polish 4% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -22.29%
• Current HPI: 223.3335
• 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

+61.5% since first listed

6 events — show timeline

• 2026-05-02 Pending — BRIGHT MLS
• 2026-04-11 Listed $105,000 BRIGHT MLS
• 2026-04-02 Coming Soon $105,000 BRIGHT MLS
• 2023-09-25 Sold (MLS) $60,000 BRIGHT MLS
• 2023-08-26 Pending — BRIGHT MLS
• 2023-08-02 Listed $65,000 BRIGHT MLS

Property tax history

+3.8%/yr

Latest (2026): $1,047 · +3.0% YoY. Source: county tax records.