40 Meadowbrook Ct · Fairview, PA 17070

$58,900

2 bd · 1.0 ba · 804 sqft · Manufactured public records · 97 Days on market

Built 1974

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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
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 40 Meadowbrook Ct in New Cumberland! This 4-bedroom, 1-bath single-wide home is move-in ready and offers an affordable opportunity for comfortable living in a convenient location. With four bedrooms, there is plenty of space for family, guests, or a home office. Located in a manufactured home community, this property provides easy access to everything you need. Enjoy a quick commute to both Harrisburg and York, while being just minutes from shopping, restaurants, and local entertainment. Whether you're looking for a place to call home or an affordable living option close to major amenities, this property is worth a look. Schedule your showing today!

Key facts

• Built 1974
• Listed 97 days

Tags

• QUICK COMMUTE TO HARRISBURG
• QUICK COMMUTE TO YORK
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $59k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $54k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 2.0% in Fairview — 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 83/100 on livability (#123 in PA, #963 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• West Shore SD (suburban): math 37% / reading 56% proficiency, ranked #222 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rossmoyne El Sch (math 37% / reading 52%, grade F, #815 of 1,518 statewide, top 56%, 470 students, 46% FRL); Allen Ms (math 29% / reading 59%, grade D, #202 of 512 statewide, top 40%, 477 students, 42% FRL); Cedar Cliff Hs (math 56% / reading 24%, grade F, #263 of 437 statewide, top 60%, 1,353 students, 39% FRL) — zoned schools average 42% FRL vs 25% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 94 active listings in the ZIP; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).
• This rent is only 15% of the median local income ($88k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $407 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.
• Current owner paid $39k; list at $59k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,599 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 1.88% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.4

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: 23.6%
• Equity multiple: 1.97×
• Total profit: $16,042
• Equity at exit: $8,782

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $47,076
• Equity at exit: $5,093

Cash invested: $16,492 (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 17070

• Home prices YoY: -27.3%
• Active inventory: 94
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $884/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $401

Break-even live

Break-even rent $599

Max offer price $58,900

Occupancy floor 59%

Sensitivity live

Price	-10% $442	-5% $421	+0% $401	+5% $380	+10% $360
Rent	-10% $313	-5% $357	+0% $401	+5% $445	+10% $488
Rate	-1.0pp $430	-0.5pp $416	base $401	+0.5pp $386	+1.0pp $370

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: $14,725
• Closing costs: $1,767
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $58,900 Active 97 DOM
2. 2026-06-18
   days on market $58,900 Active 94 DOM
3. 2026-06-17
   days on market $58,900 Active 93 DOM
4. 2026-06-16
   days on market $58,900 Active 92 DOM
5. 2026-06-15
   days on market $58,900 Active 91 DOM
6. 2026-06-14
   days on market $58,900 Active 89 DOM
7. 2026-06-10
   days on market $58,900 Active 86 DOM
8. 2026-06-09
   days on market $58,900 Active 85 DOM
9. 2026-06-08
   days on market $58,900 Active 84 DOM
10. 2026-06-07
    days on market $58,900 Active 83 DOM
11. 2026-06-05
    days on market $58,900 Active 80 DOM
12. 2026-06-03
    days on market $58,900 Active 79 DOM
13. 2026-06-02
    days on market $58,900 Active 78 DOM
14. 2026-06-01
    days on market $58,900 Active 77 DOM
15. 2026-05-31
    days on market $58,900 Active 76 DOM
16. 2026-05-31
    days on market $58,900 Active 75 DOM
17. 2026-03-16
    listed $58,900 Active 673-char remark

    Show marketing remark (673 chars)

    Welcome home to 40 Meadowbrook Ct in New Cumberland! This 4-bedroom, 1-bath single-wide home is move-in ready and offers an affordable opportunity for comfortable living in a convenient location. With four bedrooms, there is plenty of space for family, guests, or a home office. Located in a manufactured home community, this property provides easy access to everything you need. Enjoy a quick commute to both Harrisburg and York, while being just minutes from shopping, restaurants, and local entertainment. Whether you're looking for a place to call home or an affordable living option close to major amenities, this property is worth a look. Schedule your showing today!

18. 2026-03-15
    historical
19. 2025-12-04
    status Active
20. 2025-12-02
    historical
21. 2025-10-13
    price $59,900
22. 2025-09-23
    price $64,900
23. 2025-08-16
    price $69,900
24. 2025-07-07
    listed $73,000 Active
25. 2022-06-06
    soldstatus $39,000 Closed
26. 2022-04-09
    status Pending
27. 2022-04-04
    status Active
28. 2022-04-03
    historical
29. 2022-03-23
    listed $39,000 Active

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,281
• − Mortgage interest: −$3,299
• − Property taxes: −$884
• − Insurance: −$1,092
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$1,713
• Taxable income: $4,168
• Est. tax owed @ 24.0%: −$1,000
• After-tax cash flow: $3,810/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: West Shore SD
• NCES district ID: 4225830
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $61,398
• Composite: 40.9/100
• National rank: #3617
• State rank: #222 of 539 in PA

Livability — Fairview

• Score: 83/100
• State rank: #123
• US rank: #963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 16,830
• Household income: $88,000
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 327.0

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 1% Arabic 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.00%
• Current HPI: 250.869
• 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

+51.0% since first listed

13 events — show timeline

• 2026-03-16 Listed $58,900 BRIGHT MLS
• 2026-03-15 Listing Removed — BRIGHT MLS
• 2025-12-04 Relisted — BRIGHT MLS
• 2025-12-02 Listing Removed — BRIGHT MLS
• 2025-10-13 Price Changed $59,900 BRIGHT MLS
• 2025-09-23 Price Changed $64,900 BRIGHT MLS
• 2025-08-16 Price Changed $69,900 BRIGHT MLS
• 2025-07-07 Listed $73,000 BRIGHT MLS
• 2022-06-06 Sold (MLS) $39,000 BRIGHT MLS
• 2022-04-09 Pending — BRIGHT MLS
• 2022-04-04 Relisted — BRIGHT MLS
• 2022-04-03 Listing Removed — BRIGHT MLS
• 2022-03-23 Listed $39,000 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2025): $30 · +4.7% YoY. Source: county tax records.