19 Northview Dr · North Middleton, PA 17013

$89,900

3 bd · 2.0 ba · 2,016 sqft · Manufactured public records · 58 Days on market

Built 1994 $45/sqft · 54% below area

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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 +3.8/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1994 Redman Double Wide in Northview Manor with Nice Floor Plan. This Home offers 2016 Sq. Ft, 4 Bedrooms, 2 Full Bathrooms, Large Living Room, Family Room, Dining Room, Spacious Kitchen with Pantry & Brand New Stainless Steel Appliances, Large Master Suite with Walk-In Closet & Private Bathroom. Other Upgrades include: Newer Metal Roof, Newer Water Heater, New Beautiful LVP Flooring throughout Entire Home, New Ceiling Fans & Fresh Paint. Shed also has a New Roof & Floor. Buyer Must be Approved by Park.

Key facts

• Walk-in closet
• Spacious kitchen
• Large master suite

Tags

• SPACIOUS KITCHEN
• LARGE MASTER SUITE
• WALK-IN CLOSET
• PRIVATE BATHROOM
• NEWER METAL ROOF
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crestview El Sch (math 37% / reading 62%, grade D, #654 of 1,518 statewide, top 47%, 516 students, 51% FRL); Wilson Ms (math 20% / reading 53%, grade F, #307 of 512 statewide, top 61%, 577 students, 52% FRL); Carlisle Area Hs (math 70% / reading 75%, grade B+, #37 of 437 statewide, top 8%, 1,578 students, 39% FRL) — zoned schools average 47% FRL vs 30% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 308 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• This rent runs 35% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 + 2.5% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $90k implies a 104% gain — meaningful room to come down on a strong offer.

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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 2.29% ✓
• Cap rate: 19.85%
• Cash-on-cash: 48.42%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $195,861
• List price: $89,900
• Delta: -54.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 45.4%
• Equity multiple: 2.95×
• Total profit: $49,196
• Equity at exit: $13,404

10-year hold

• IRR: 51.1%
• Equity multiple: 5.86×
• Total profit: $122,378
• Equity at exit: $7,773

Cash invested: $25,172 (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 17013

• Rents YoY: 2.5%
• Active inventory: 308
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $1,016

Break-even live

Break-even rent $770

Max offer price $89,900

Occupancy floor 46%

Sensitivity live

Price	-10% $1,067	-5% $1,041	+0% $1,016	+5% $990	+10% $965
Rent	-10% $853	-5% $934	+0% $1,016	+5% $1,097	+10% $1,178
Rate	-1.0pp $1,061	-0.5pp $1,039	base $1,016	+0.5pp $992	+1.0pp $969

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Heather Dr Carlisle, PA	4.0	2.5	1625	$2,200	$1.35	22d	1	0.08mi
1838 Mary Ln Carlisle, PA	3.0	1.5	1523	$800	$0.53	15d	1	1.01mi

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 58 DOM
2. 2026-06-17
   days on market $89,900 Active 57 DOM
3. 2026-06-16
   days on market $89,900 Active 56 DOM
4. 2026-06-15
   days on market $89,900 Active 55 DOM
5. 2026-06-14
   days on market $89,900 Active 53 DOM
6. 2026-06-10
   days on market $89,900 Active 50 DOM
7. 2026-06-09
   days on market $89,900 Active 49 DOM
8. 2026-06-08
   days on market $89,900 Active 48 DOM
9. 2026-06-07
   statusdays on market $89,900 Active 47 DOM
10. 2026-06-02
    status $89,900 Pending 45 DOM
11. 2026-06-01
    days on market $89,900 Active 45 DOM
12. 2026-05-31
    days on market $89,900 Active 44 DOM
13. 2026-05-31
    days on market $89,900 Active 43 DOM
14. 2026-04-17
    listed $99,900 Active 532-char remark

    Show marketing remark (532 chars)

    1994 Redman Double Wide in Northview Manor with Nice Floor Plan. This Home offers 2016 Sq. Ft, 4 Bedrooms, 2 Full Bathrooms, Large Living Room, Family Room, Dining Room, Spacious Kitchen with Pantry & Brand New Stainless Steel Appliances, Large Master Suite with Walk-In Closet & Private Bathroom. Other Upgrades include: Newer Metal Roof, Newer Water Heater, New Beautiful LVP Flooring throughout Entire Home, New Ceiling Fans & Fresh Paint. Shed also has a New Roof & Floor. Buyer Must be Approved by Park.

15. 2009-07-17
    soldstatus $44,000 433-char remark

    Show marketing remark (433 chars)

    Lots of living space in this 2016 square foot, 3 bedroom, 2 bath home. This home sits upon a hill and provides a great view of the valley from the front porch. Skylights in the kitchen and both baths allow plenty of natural sunlight. Master bedroom has walk through closets and a master bath with dual vanity, soaking tub, marble tile floor and a stand-up shower. A great home at a great price. Lot rent includes:trash, water, sewer.

16. 2009-07-03
    historical 433-char remark

    Show marketing remark (433 chars)

    Lots of living space in this 2016 square foot, 3 bedroom, 2 bath home. This home sits upon a hill and provides a great view of the valley from the front porch. Skylights in the kitchen and both baths allow plenty of natural sunlight. Master bedroom has walk through closets and a master bath with dual vanity, soaking tub, marble tile floor and a stand-up shower. A great home at a great price. Lot rent includes:trash, water, sewer.

17. 2009-02-02
    listed $49,900 433-char remark

    Show marketing remark (433 chars)

    Lots of living space in this 2016 square foot, 3 bedroom, 2 bath home. This home sits upon a hill and provides a great view of the valley from the front porch. Skylights in the kitchen and both baths allow plenty of natural sunlight. Master bedroom has walk through closets and a master bath with dual vanity, soaking tub, marble tile floor and a stand-up shower. A great home at a great price. Lot rent includes:trash, water, sewer.

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$116/yr (+$10/mo · 9.8%)

ⓘ 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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,662
• − Mortgage interest: −$5,036
• − Property taxes: −$1,188
• − Insurance: −$450
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$2,615
• Taxable income: $11,427
• Est. tax owed @ 24.0%: −$2,743
• After-tax cash flow: $9,445/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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — North Middleton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Schlusser, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 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: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• 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

+100.2% since first listed

4 events — show timeline

• 2026-04-17 Listed $99,900 BRIGHT MLS
• 2009-07-17 Sold (MLS) $44,000 BRIGHT MLS
• 2009-07-03 Listing Removed — BRIGHT MLS
• 2009-02-02 Listed $49,900 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $1,188 · +3.1% YoY. Source: county tax records.