7 Buttonwood Ln · New Kingstown, PA 17015

$50,000

2 bd · 1.5 ba · 924 sqft · Manufactured public records · 93 Days on market

Built 1980 $54/sqft · 197% above area ↓ 21% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

Key facts

• Community pool
• Built 1980
• Listed 93 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $46k (9.0% below list) — sets the bar for market timing.
• Cap rate 31.3% vs local median 2.8% in New Kingstown — 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 57/100 on livability (#1,606 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, schools B+; Watch: amenities F, commute F, employment F.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: 188 active listings in the ZIP; 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 $346 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $45,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.52% ✓
• Cap rate: 31.34%
• Cash-on-cash: 89.46%
• DSCR: 4.98
• GRM: 2.4

CMA / ARV

• ARV (median comp): $16,809
• List price: $50,000
• Delta: 197.46%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Buckeye Ln	0.16mi	2/1.0	1,032 (+12%)	6mo	$1,500	$1	66
41 Cherry Ln	0.31mi	2/1.5	792 (-14%)	8mo	$35,000	$44	55

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: 90.1%
• Equity multiple: 5.17×
• Total profit: $58,399
• Equity at exit: $7,455

10-year hold

• IRR: 93.1%
• Equity multiple: 10.75×
• Total profit: $136,557
• Equity at exit: $4,323

Cash invested: $14,000 (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 17015

• Home prices YoY: -25.2%
• Active inventory: 188
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $1,044

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,078	-5% $1,061	+0% $1,044	+5% $1,026	+10% $1,009
Rent	-10% $905	-5% $974	+0% $1,044	+5% $1,113	+10% $1,183
Rate	-1.0pp $1,069	-0.5pp $1,056	base $1,044	+0.5pp $1,031	+1.0pp $1,018

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-15
   status Pending 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

2. 2026-05-09
   price $50,000 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

3. 2026-04-24
   price $53,000 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

4. 2026-04-09
   status Active 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

5. 2026-04-01
   status Pending 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

6. 2026-03-26
   price $54,900 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

7. 2026-02-28
   price $58,900 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

8. 2026-02-16
   price $59,900 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

9. 2026-02-05
   listed $62,900 Active 724-char remark

   Show marketing remark (724 chars)

   Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

10. 2026-01-16
    historical $62,900 724-char remark

    Show marketing remark (724 chars)

    Interior renovations completed! Make this your new home! Owner-Financing Available with $10,000 deposit, and verification of employment and income. This 1980 Redman in Country Manor West MHP just got a new look -- the interior is re-modeled and a new furnace is installed. This property hosts 3 Beds/2 Baths. Sits on a very nice lot. Nice view from the front porch. Roof is currently shingled. This will require a new roof. The option is yours to re-shingle or to add metal. Park approval is required. Lot rent is $704.40/monthly, which includes water/sewer/trash. Park has a playground and the pool is scheduled to be re-opened this summer. This park is nicely located between Carlisle, Mechanicsburg, and Shermans Dale.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,102
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$1,455
• Taxable income: $12,471
• Est. tax owed @ 24.0%: −$2,993
• After-tax cash flow: $9,532/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — New Kingstown

• Score: 57/100
• State rank: #1606
• US rank: #21798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 24,385
• Household income: $86,981
• Rent vs Own: 17.9% rent · 82.1% own
• Severe rent burden: 172.0

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 (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Indo-European 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: ▼ -89.66%
• Current HPI: 265.9175
• Rent YoY: —
• 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

-20.5% since first listed

10 events — show timeline

• 2026-05-15 Pending — BRIGHT MLS
• 2026-05-09 Price Changed $50,000 BRIGHT MLS
• 2026-04-24 Price Changed $53,000 BRIGHT MLS
• 2026-04-09 Relisted — BRIGHT MLS
• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-26 Price Changed $54,900 BRIGHT MLS
• 2026-02-28 Price Changed $58,900 BRIGHT MLS
• 2026-02-16 Price Changed $59,900 BRIGHT MLS
• 2026-02-05 Listed $62,900 BRIGHT MLS
• 2026-01-16 Coming Soon $62,900 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $96 · +3.2% YoY. Source: county tax records.