132 Virginia Beach Ave · New Kingstown, PA 17015

$55,900

3 bd · 2.0 ba · 1,306 sqft · Manufactured public records · 47 Days on market

Built 1997 $43/sqft · 34% above area Est $42k · 34% over $580/mo HOA · 25% of rent

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Why this score? — see what drove the D- 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 +15.0/30.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom, 2 bathroom double wide ready for new owners! This home is located in Cumberland Valley School District, within West Short Mobile Home Park. This home spans 1,300 sq. ft and is move-in ready! Enjoy all of the convenience of one-floor living complete with main floor laundry room and spacious owner's suite. Don't miss your chance to own this charming property. Perfect location in a great neighborhood and popular school district.

Key facts

• Main floor laundry
• Open living area
• Built 1997

Tags

• MAIN FLOOR LAUNDRY
• OPEN LIVING AREA

Property features AI

Finance

• Other: Fee simple ownership; Property manager present
• HOA & community: HOA fee of $580 per month

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Propane (leased) for heating and hot water; Electric cooling
• Home design: Manufactured home (double wide); Above-grade living space (approximately 1,306 finished)
• Construction: Modular/manufactured construction; Above grade structures
• Exterior features: Located in a community with municipal trash service; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane hot water; Central air conditioning (electric)
• Interior features: Not furnished; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $899 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $54k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 2.3% 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; 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.
• Zoned schools: Silver Spring El Sch (math 61% / reading 76%, grade B+, #181 of 1,518 statewide, top 12%, 516 students, 28% FRL); Eagle View Ms (math 39% / reading 67%, grade C+, #90 of 512 statewide, top 19%, 1,021 students, 29% FRL); Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL).
• Market conditions: 188 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $386 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $3k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• 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 $54,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 4.21% ✓
• Cap rate: 25.60%
• Cash-on-cash: 68.95%
• DSCR: 4.07
• GRM: 2.0

CMA / ARV

• ARV (median comp): $41,599
• List price: $55,900
• Delta: 34.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 68.7%
• Equity multiple: 4.11×
• Total profit: $48,610
• Equity at exit: $8,335

10-year hold

• IRR: 72.8%
• Equity multiple: 8.52×
• Total profit: $117,660
• Equity at exit: $4,833

Cash invested: $15,652 (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: 2.0×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$293
• Tax from tax record: −$62 /mo · $748/yr
• Insurance: −$23
• HOA: −$580
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $899

Break-even live

Break-even rent $1,214

Max offer price $55,900

Occupancy floor 57%

Sensitivity live

Price	-10% $931	-5% $915	+0% $899	+5% $884	+10% $868
Rent	-10% $714	-5% $806	+0% $899	+5% $992	+10% $1,085
Rate	-1.0pp $928	-0.5pp $914	base $899	+0.5pp $885	+1.0pp $870

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Nottingham Dr Mechanicsburg, PA	2.0	1.5	1410	$1,795	$1.27	45d	1	1.04mi
14 Circle Dr Carlisle, PA	4.0	2.5	1625	$2,300	$1.42	15d	1	1.41mi

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 21 events

1. 2026-06-21
   days on market $55,900 Active 47 DOM
2. 2026-06-18
   days on market $55,900 Active 44 DOM
3. 2026-06-17
   days on market $55,900 Active 43 DOM
4. 2026-06-16
   days on market $55,900 Active 42 DOM
5. 2026-06-15
   days on market $55,900 Active 41 DOM
6. 2026-06-14
   days on market $55,900 Active 39 DOM
7. 2026-06-13
   days on market $55,900 Active 38 DOM
8. 2026-06-10
   days on market $55,900 Active 36 DOM
9. 2026-06-09
   days on market $55,900 Active 35 DOM
10. 2026-06-08
    days on market $55,900 Active 34 DOM
11. 2026-06-07
    days on market $55,900 Active 33 DOM
12. 2026-06-05
    days on market $55,900 Active 30 DOM
13. 2026-06-03
    days on market $55,900 Active 29 DOM
14. 2026-06-02
    days on market $55,900 Active 28 DOM
15. 2026-06-01
    days on market $55,900 Active 27 DOM
16. 2026-05-31
    days on market $55,900 Active 26 DOM
17. 2026-05-31
    days on market $55,900 Active 25 DOM
18. 2026-05-05
    listed $59,000 Active 965-char remark
19. 2023-11-30
    soldstatus $49,900 Closed 456-char remark

    Show marketing remark (456 chars)

    Well maintained 3 bedroom, 2 bathroom double wide ready for new owners! This home is located in Cumberland Valley School District, within West Short Mobile Home Park. This home spans 1,300 sq. ft and is move-in ready! Enjoy all of the convenience of one-floor living complete with main floor laundry room and spacious owner's suite. Don't miss your chance to own this charming property. Perfect location in a great neighborhood and popular school district.

20. 2023-10-20
    historical Active Under Contract 456-char remark

    Show marketing remark (456 chars)

    Well maintained 3 bedroom, 2 bathroom double wide ready for new owners! This home is located in Cumberland Valley School District, within West Short Mobile Home Park. This home spans 1,300 sq. ft and is move-in ready! Enjoy all of the convenience of one-floor living complete with main floor laundry room and spacious owner's suite. Don't miss your chance to own this charming property. Perfect location in a great neighborhood and popular school district.

21. 2023-09-15
    listed $49,995 Active 456-char remark

    Show marketing remark (456 chars)

    Well maintained 3 bedroom, 2 bathroom double wide ready for new owners! This home is located in Cumberland Valley School District, within West Short Mobile Home Park. This home spans 1,300 sq. ft and is move-in ready! Enjoy all of the convenience of one-floor living complete with main floor laundry room and spacious owner's suite. Don't miss your chance to own this charming property. Perfect location in a great neighborhood and popular school district.

ⓘ 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: $748 · $62/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$67/yr (+$6/mo · 9.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 3/10 Moderate 5% 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: $28,225
• − Mortgage interest: −$3,131
• − Property taxes: −$748
• − Insurance: −$280
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − HOA: −$6,960
• − Depreciation: −$1,626
• Taxable income: $10,964
• Est. tax owed @ 24.0%: −$2,631
• After-tax cash flow: $8,161/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

+11.8% since first listed

5 events — show timeline

• 2026-05-24 Price Changed $55,900 BRIGHT MLS
• 2026-05-05 Listed $59,000 BRIGHT MLS
• 2023-11-30 Sold (MLS) $49,900 BRIGHT MLS
• 2023-10-20 Contingent — BRIGHT MLS
• 2023-09-15 Listed $49,995 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $748 · +3.0% YoY. Source: county tax records.