12 Skyview Dr · Palmdale, PA 17033

$45,000

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 6 Days on market

Built 1986

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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 +6.5/10.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Palmdale mobile home park in Hershey, PA! This is located in a nicely maintained 55+ community. The home features exposed beams, two bedroom’s and two bathrooms, which have been meticulously maintained and is now ready for new owners! You can tell how well this home has been cared for as you walk throughout the kitchen and the living room. There is tons of storage in the kitchen and a nice area for a table and kitchen chairs. The property has been recently painted along with some replacement under flooring, new tub surround and new flooring as well as skirting outside. The seller is including the appliances so all you need to do is move in! All applicants must be park appro

Key facts

• New tub surround
• New flooring
• Tons of storage

Tags

• EXPOSED BEAMS
• TONS OF STORAGE
• RECENTLY PAINTED
• REPLACEMENT UNDER FLOORING
• NEW TUB SURROUND
• NEW FLOORING

Property features AI

Finance

• Other: Property manager present; Rented lot; Not in a federal flood zone; Very good property condition
• Financial info: Ground rent exists (paid monthly); Annual ground rent listed in income/expense details
• HOA & community: Community provides snow removal

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Electric cooling fuel; Propane (leased) for heating
• Home design: Manufactured home; Single-wide (14' x 60'); Located in a 55+ senior community; Ground rent arrangement
• Construction: Frame construction with vinyl siding; Shingle roof; Building not winterized; Estimated year built
• Exterior features: Exterior lighting; Patio(s); Shed

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Ceiling fan cooling
• Interior features: Breakfast area; Ceiling fans; Paneled walls
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $45k.

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 $45k).

Location & tenants

• Location reads 67/100 on livability (#975 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Derry Township SD (suburban): math 74% / reading 76% proficiency, ranked #15 of 539 in PA (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.2%/yr); 57 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $45,000

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: 3.67% ✓
• Cap rate: 33.09%
• Cash-on-cash: 95.71%
• DSCR: 5.26
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.19% rent growth · sell at horizon

5-year hold

• IRR: 98.0%
• Equity multiple: 5.66×
• Total profit: $58,732
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 12.27×
• Total profit: $142,048
• Equity at exit: $3,891

Cash invested: $12,600 (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 17033

• Home prices YoY: -27.4%
• Rents YoY: 4.2%
• Active inventory: 57
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $1,005

Break-even live

Break-even rent $380

Max offer price $45,000

Occupancy floor 34%

Sensitivity live

Price	-10% $1,030	-5% $1,018	+0% $1,005	+5% $992	+10% $979
Rent	-10% $874	-5% $940	+0% $1,005	+5% $1,070	+10% $1,135
Rate	-1.0pp $1,028	-0.5pp $1,016	base $1,005	+0.5pp $993	+1.0pp $981

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1263 Jo Mar Ct Hershey, PA	2.0	2.0	1056	$1,195	$1.13	44d	1	0.38mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	45d	1	0.59mi

Listing history 4 events

1. 2026-04-10
   status Pending
2. 2026-04-10
   status Active
3. 2026-04-07
   status Pending
4. 2026-03-31
   listed $45,000 Active

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $630 · $52/mo
• Expected delta: +$81/yr (+$7/mo · 14.8%)

ⓘ 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 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,828
• − Mortgage interest: −$2,521
• − Property taxes: −$548
• − Insurance: −$225
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$1,309
• Taxable income: $12,052
• Est. tax owed @ 24.0%: −$2,893
• After-tax cash flow: $9,166/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: Derry Township SD
• NCES district ID: 4207590
• Math proficiency: 74% ▲ 7.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $66,068
• Composite: 65.05/100
• National rank: #502
• State rank: #15 of 539 in PA

Livability — Palmdale

• Score: 67/100
• State rank: #975
• US rank: #10667

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmdale, PA
• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 16,481
• Household income: $72,945
• Rent vs Own: 49.2% rent · 50.8% own
• Severe rent burden: 709.0

Population outlook (Dauphin County) Hauer SSP2

• Today (2025): 281,628 people
• By 2030: 283,549 · +0.7%
• By 2040: 285,385 · +1.3%
• By 2050: 286,188 · +1.6%
• By 2075: 291,053 · +3.3%
• By 2100: 282,374 · +0.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Asian 9% Two or more races 6% Black 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 4%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 82% English-only · Spanish 10% Other Indo-European 3% Chinese 2%

Political lean MEDSL · Dauphin

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.5% · Other 1.1%
• 2008→2024 swing: -3.1pp toward R · 2008: 9.1pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+8.5 2016: D+2.8 2012: D+6.0 2008: D+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.78%
• Current HPI: 279.7607
• Rent YoY: ▲ 4.19%
• 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

4 events — show timeline

• 2026-04-10 Pending — BRIGHT MLS
• 2026-04-10 Relisted — BRIGHT MLS
• 2026-04-07 Pending — BRIGHT MLS
• 2026-03-31 Listed $45,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $548 · +2.6% YoY. Source: county tax records.