109 Eby Ln · Lower Swatara, PA 17057

$46,400

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 92 Days on market

Built 1993 $59/sqft · 22% below area Est $60k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

Key facts

• New appliances
• Conveniently located
• Built 1993

Tags

• NEW APPLIANCES
• NEW VINYL PLANK FLOORING
• CONVENIENTLY LOCATED

🏷️ Possibly a rental listed for sale. The $46,400 price doesn't fit this home's estimated sale value (~$59,616) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $46k.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).
• Recommended offer: $42k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $321 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% 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 92 days — a 9% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $8k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $46k implies a 194% 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; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,224 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.88% ✓
• Cap rate: 25.46%
• Cash-on-cash: 68.47%
• DSCR: 4.05
• GRM: 2.9

CMA / ARV

• ARV (median comp): $59,616
• List price: $46,400
• Delta: -22.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 59.6%
• Equity multiple: 3.59×
• Total profit: $33,639
• Equity at exit: $6,918

10-year hold

• IRR: 63.8%
• Equity multiple: 6.96×
• Total profit: $77,370
• Equity at exit: $4,012

Cash invested: $12,992 (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 17057

• Home prices YoY: -23.9%
• Rents YoY: 1.6%
• Active inventory: 146
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,334 high
• Mortgage (P&I): −$243
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$19
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $675

Break-even live

Break-even rent $480

Max offer price $46,400

Occupancy floor 44%

Sensitivity live

Price	-10% $701	-5% $688	+0% $675	+5% $662	+10% $649
Rent	-10% $569	-5% $622	+0% $675	+5% $728	+10% $780
Rate	-1.0pp $698	-0.5pp $687	base $675	+0.5pp $663	+1.0pp $651

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: $11,600
• Closing costs: $1,392
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Aspen St Unit 1 Middletown, PA	2.0	1.0	864	$1,495	$1.73	15d	1	0.17mi
105 Woodland Ave Middletown, PA	1.0–2.0	1.0–2.0	996	$1,714	$1.72	15d	9	0.62mi
43 E Main St Apt 4 Middletown, PA	2.0	1.0	1000	$1,195	$1.20	45d	1	0.83mi
1900 Pineford Dr Middletown, PA	1.0–3.0	1.0–2.5	1020	$1,408	$1.38	14d	1	0.84mi
213 W Main St Unit A Middletown, PA	1.0	1.0	820	$985	$1.20	24d	1	1.05mi
213 S Union St Apt 1 Middletown, PA	2.0	1.0	780	$1,400	$1.79	15d	1	1.32mi
144 Wilson St Middletown, PA	3.0	1.0	1120	$1,495	$1.33	24d	1	1.32mi
219 S Union St Unit 2nd Floor Middletown, PA	2.0	1.0	700	$1,250	$1.79	45d	1	1.33mi
219 S Union St Fl REAR Middletown, PA	2.0	1.0	700	$900	$1.29	15d	1	1.33mi
1 Ann St Middletown, PA	1.0	1.0	700	$975	$1.39	15d	1	1.34mi
167 Ann St Unit 4 Middletown, PA	2.0	1.0	800	$1,300	$1.62	15d	1	1.35mi
233 Ann St Unit 233 Upper Middletown, PA	1.0	1.0	800	$1,175	$1.47	24d	1	1.37mi
418 Wilson St Unit W10 Middletown, PA	1.0	1.0	675	$825	$1.22	15d	1	1.38mi

Listing history 31 events

1. 2026-06-21
   days on market $46,400 Active 92 DOM
2. 2026-06-18
   days on market $46,400 Active 89 DOM
3. 2026-06-17
   days on market $46,400 Active 88 DOM
4. 2026-06-16
   days on market $46,400 Active 87 DOM
5. 2026-06-15
   days on market $46,400 Active 86 DOM
6. 2026-06-14
   days on market $46,400 Active 84 DOM
7. 2026-06-10
   days on market $46,400 Active 81 DOM
8. 2026-06-09
   days on market $46,400 Active 80 DOM
9. 2026-06-08
   days on market $46,400 Active 79 DOM
10. 2026-06-07
    days on market $46,400 Active 78 DOM
11. 2026-06-05
    days on market $46,400 Active 75 DOM
12. 2026-06-03
    days on market $46,400 Active 74 DOM
13. 2026-06-02
    days on market $46,400 Active 73 DOM
14. 2026-06-01
    days on market $46,400 Active 72 DOM
15. 2026-05-31
    days on market $46,400 Active 71 DOM
16. 2026-05-31
    remarks 605-char remark
17. 2026-05-31
    pricedays on market $46,400 Active 70 DOM
18. 2026-05-07
    price $48,900 602-char remark

    Show marketing remark (602 chars)

    Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

19. 2026-04-22
    price $49,400 602-char remark

    Show marketing remark (602 chars)

    Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

20. 2026-04-07
    price $49,900 602-char remark

    Show marketing remark (602 chars)

    Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

21. 2026-03-21
    listed $54,900 Active 602-char remark

    Show marketing remark (602 chars)

    Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

22. 2026-03-21
    historical

    Show marketing remark (602 chars)

    Welcome to 109 Eby Lane! Renovated in 2025, this 1993 singlewide is move in ready. With 2 beds and 1 bath, this home gives you an affordable opportunity to own instead of rent. The kitchen has new appliances and the rooms have new vinyl plank flooring. This home is conveniently located a short drive to the Harrisburg Airport or Turnpike for commuting. $503 monthly lot rent includes trash. Sewer is a flat fee of $66.76 per month and water is billed monthly per usage. Small indoor pets under 25 lbs are permitted with an extra monthly fee. * * Seller financing available with acceptable terms. * *

23. 2026-02-12
    listed $54,900 Active
24. 2026-01-27
    historical
25. 2025-12-02
    price $64,500
26. 2025-11-13
    price $65,000
27. 2025-11-07
    price $67,500
28. 2025-10-29
    listed $69,999 Active
29. 2025-10-26
    historical
30. 1996-12-18
    soldstatus $15,800
31. 1995-06-01
    soldstatus $15,800

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $666 · $56/mo
• Expected delta: +$67/yr (+$6/mo · 11.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $16,008
• − Mortgage interest: −$2,599
• − Property taxes: −$599
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,281
• − Management: −$1,281
• − Depreciation: −$1,350
• Taxable income: $7,870
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $6,209/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Lower Swatara

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 23,560
• Household income: $73,407
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 748.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1%

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: ▼ -83.17%
• Current HPI: 265.6077
• Rent YoY: ▲ 1.58%
• 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

+209.5% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $48,900 BRIGHT MLS
• 2026-04-22 Price Changed $49,400 BRIGHT MLS
• 2026-04-07 Price Changed $49,900 BRIGHT MLS
• 2026-03-21 Listing Removed — BRIGHT MLS
• 2026-03-21 Listed $54,900 BRIGHT MLS
• 2026-02-12 Listed $54,900 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-12-02 Price Changed $64,500 BRIGHT MLS
• 2025-11-13 Price Changed $65,000 BRIGHT MLS
• 2025-11-07 Price Changed $67,500 BRIGHT MLS
• 2025-10-29 Listed $69,999 BRIGHT MLS
• 2025-10-26 Coming Soon — BRIGHT MLS
• 1996-12-18 Sold (Public Records) $15,800 Public Records
• 1995-06-01 Sold (Public Records) $15,800 Public Records

Property tax history

+1.5%/yr

Latest (2026): $599 · +4.7% YoY. Source: county tax records.