131 Sunset Dr · Washington, PA 17048

$46,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 94 Days on market

Built 1994 $44/sqft · 78% below area ↓ 10% since listing

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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
• Appreciation +4.8/10.0
• Livability +4.2/5.0
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

Key facts

• Renovated
• Storage shed
• Eat-in kitchen

Tags

• RENOVATED
• CORNER LOT
• EAT-IN KITCHEN
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $47k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $47k).
• Recommended offer: $43k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 2.8% in Washington — 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 85/100 on livability (#77 in PA, #558 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D-.
• Upper Dauphin Area SD (rural): math 37% / reading 55% proficiency, ranked #259 of 539 in PA (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• In year one you build about $98 of equity ($324 loan paydown + $-226 appreciation (-0.5% local appreciation)).
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $42,679 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.27% ✓
• Cap rate: 29.00%
• Cash-on-cash: 81.08%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $213,338
• List price: $46,900
• Delta: -78.02%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-0.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 83.0%
• Equity multiple: 5.12×
• Total profit: $54,115
• Equity at exit: $12,501

10-year hold

• IRR: 84.8%
• Equity multiple: 10.52×
• Total profit: $124,980
• Equity at exit: $14,161

Cash invested: $13,132 (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 17048

• Home prices YoY: -0.2%
• Active inventory: 26
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,534 medium
• Mortgage (P&I): −$246
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $887

Break-even live

Break-even rent $411

Max offer price $46,900

Occupancy floor 37%

Sensitivity live

Price	-10% $914	-5% $901	+0% $887	+5% $874	+10% $861
Rent	-10% $766	-5% $827	+0% $887	+5% $948	+10% $1,008
Rate	-1.0pp $911	-0.5pp $899	base $887	+0.5pp $875	+1.0pp $863

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: $11,725
• Closing costs: $1,407
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $46,900 Pending 94 DOM
2. 2026-06-16
   days on market $46,900 Active 94 DOM
3. 2026-06-15
   days on market $46,900 Active 93 DOM
4. 2026-06-13
   pricedays on market $46,900 Active 91 DOM
5. 2026-06-12
   days on market $52,000 Active 90 DOM
6. 2026-06-09
   days on market $52,000 Active 87 DOM
7. 2026-06-08
   days on market $52,000 Active 86 DOM
8. 2026-06-08
   days on market $52,000 Active 85 DOM
9. 2026-06-07
   days on market $52,000 Active 84 DOM
10. 2026-06-04
    pricedays on market $52,000 Active 81 DOM
11. 2026-06-02
    days on market $54,900 Active 80 DOM
12. 2026-06-01
    days on market $54,900 Active 79 DOM
13. 2026-05-31
    days on market $54,900 Active 78 DOM
14. 2026-05-18
    price $62,900 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

15. 2026-05-05
    status Active 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

16. 2026-03-31
    status Pending 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

17. 2026-03-25
    price $64,900 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

18. 2026-03-02
    price $66,900 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

19. 2026-02-07
    listed $69,900 Active 715-char remark

    Show marketing remark (715 chars)

    Move-In Ready & Turn-Key! Come take a look at this beautifully renovated, 3-bedroom, 2-full-bath mobile home located in a well kept mobile home park on a desirable corner lot. Step inside to a cozy living room, an eat-in kitchen, and spacious bedrooms all thoughtfully updated for modern living. This home has been fully renovated and is truly turn-key. All appliances are brand new and stay with the home, along with the living room TV and the primary bedroom TV for added convenience. You’ll also appreciate the front ramp for easy access, washer and dryer hookups, and an included 12X14 storage shed for extra space!!!!! Nothing to do but move in and enjoy schedule your private showing today!!!!!!!

ⓘ 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: $706 · $59/mo
• Projected year-2 tax: $723 · $60/mo
• Expected delta: +$18/yr (+$1/mo · 2.5%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,405
• − Mortgage interest: −$2,627
• − Property taxes: −$706
• − Insurance: −$234
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$1,364
• Taxable income: $10,528
• Est. tax owed @ 24.0%: −$2,527
• After-tax cash flow: $8,121/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: Upper Dauphin Area SD
• NCES district ID: 4224360
• Math proficiency: 37% ▼ -3.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $48,201
• Composite: 39.23/100
• National rank: #4012
• State rank: #259 of 539 in PA

Livability — Washington

• Score: 85/100
• State rank: #77
• US rank: #558

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 50,348
• Population (ZIP): 3,801

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 (88%)
• Race & ethnicity: White 88% Two or more races 8% Hispanic / Latino 2% Asian 2%
• Common ancestry: Polish 4% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada, India
• Languages at home: 88% English-only · German/W. Germanic 10% Spanish 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: ▼ -0.48%
• Current HPI: 241.7628
• 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

-10.0% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $62,900 BRIGHT MLS
• 2026-05-05 Relisted — BRIGHT MLS
• 2026-03-31 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $64,900 BRIGHT MLS
• 2026-03-02 Price Changed $66,900 BRIGHT MLS
• 2026-02-07 Listed $69,900 BRIGHT MLS

Property tax history

+2.5%/yr

Latest (2026): $706 · +6.0% YoY. Source: county tax records.