170 Cameo Dr #45 · Fayetteville, PA 17222

$99,900

3 bd · 2.0 ba · 1,284 sqft · Manufactured · 4 Days on market

Built 1988 $554/mo HOA · 34% of rent

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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 +17.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1989 RitzCraft double-wide mobile home in Colonial Estates. 3 bedrooms and 2 baths. Electric heat, central air, new water heater. Roof is approximately 10 years old. Carport and storage shed. Overall good condition. Must see!

Key facts

• 3 parking spots
• Built 1988
• Listed 4 days

Property features AI

Finance

• Other: Property manager present
• HOA & community: HOA fee of $554 per month

Exterior

• Parking: Attached carport (1 space); Paved driveway with 2 driveway spaces; Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured home (double wide); Shingle roof; Replacement windows; Fee simple ownership; Very good condition; Above-grade finished area (approx. 1,284 sq ft)
• Construction: Modular/manufactured construction; Manufactured structure type
• Exterior features: Exterior lighting with flood lights; Gutter system; Outbuilding(s); Main-level accessibility ramp

Interior

• Kitchen: Built-in microwave; Electric oven/range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning; 200+ amp electrical service
• Interior features: Ceiling fans; Dining area; Kitchen island
• Laundry & utility: Main-floor laundry; Washer; Electric dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $71 ($849/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 7.1% vs local median 3.9% in Fayetteville — 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 67/100 on livability (#987 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Chambersburg Area SD (other): math 26% / reading 48% proficiency, ranked #383 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fayetteville El Sch (math 27% / reading 57%, grade F, #883 of 1,518 statewide, top 61%, 442 students, 100% FRL); Chambersburg Area Ms - South (math 17% / reading 45%, grade F, #374 of 512 statewide, top 73%, 1,054 students, 69% FRL); Chambersburg Area Shs (math 46% / reading 10%, grade F, #362 of 437 statewide, top 83%, 2,348 students, 60% FRL) — zoned schools average 76% FRL vs 41% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 80 active listings in the ZIP; 633 units permitted in Franklin County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $100k implies a 239% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.65% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 5.0

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-11,320
• Equity at exit: $14,895

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-2,590
• Equity at exit: $8,638

Cash invested: $27,972 (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 17222

• Home prices YoY: -17.8%
• Active inventory: 80
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$42
• HOA: −$554
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $71

Break-even live

Break-even rent $1,564

Max offer price $99,900

Occupancy floor 91%

Sensitivity live

Price	-10% $127	-5% $99	+0% $71	+5% $43	+10% $14
Rent	-10% $-60	-5% $5	+0% $71	+5% $136	+10% $201
Rate	-1.0pp $121	-0.5pp $96	base $71	+0.5pp $45	+1.0pp $19

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $554 · $6,648/yr
• Likely covers: waterelectric

Listing history 5 events

1. 2026-06-14
   statusdays on market $99,900 Pending 4 DOM
2. 2026-06-12
   statusdays on market $99,900 Active 3 DOM
3. 2026-06-09
   days on market $99,900 Coming Soon 2 DOM
4. 2026-06-08
   remarks 695-char remark
5. 2026-06-08
   listed $99,900 Coming Soon 1 DOM

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $1,483 · $124/mo
• Expected delta: +$95/yr (+$8/mo · 6.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,838
• − Mortgage interest: −$5,596
• − Property taxes: −$1,388
• − Insurance: −$500
• − Repairs & maintenance: −$1,587
• − Management: −$1,587
• − HOA: −$6,648
• − Depreciation: −$2,906
• Taxable loss: −$374
• Est. tax savings @ 24.0%: +$90
• After-tax cash flow: $939/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: Chambersburg Area SD
• NCES district ID: 4205550
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $52,666
• Composite: 32.17/100
• National rank: #5787
• State rank: #383 of 539 in PA

Livability — Fayetteville

• Score: 67/100
• State rank: #987
• US rank: #10862

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,261

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 157,827 people
• By 2030: 158,933 · +0.7%
• By 2040: 159,060 · +0.8%
• By 2050: 155,132 · -1.7%
• By 2075: 138,545 · -12.2%
• By 2100: 112,321 · -28.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid R (+43.0) · D 28.1% · R 71.1%
• 2008→2024 swing: -10.4pp toward R · 2008: -32.6pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+43.1 2016: R+46.5 2012: R+38.5 2008: R+32.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -61.58%
• Current HPI: 284.4035
• 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

+212.2% since first listed

3 events — show timeline

• 2026-06-08 Coming Soon $99,900 BRIGHT MLS
• 2013-06-27 Sold (MLS) $29,500 BRIGHT MLS
• 2013-05-24 Listed $32,000 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2026): $1,388 · +31.1% YoY. Source: county tax records.