114 Rustic · Shippensburg, PA 17257

$110,000

3 bd · 3.0 ba · 2,356 sqft · Manufactured public records · 25 Days on market

Built 2000

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

Listing remarks MLS

Welcome to 114 Rustic Dr Shippensburg. This very large and charming manufactured home features 4 bedrooms and 3 full baths. The master has his and hers walk-in closets and a master bath with a built-in makeup desk. Two bedrooms are a Jack-N-Jill set up with a shared full bath. The fourth bedroom and bath are nicely set in the rear of the home along with the large laundry area. Second living room area and open concept kitchen with a custom-built island. This is a rare find! Set up a showing today.

Key facts

• Dual walk-in closets
• Custom island
• Private bath

Tags

• PRIMARY SUITE
• DUAL WALK-IN CLOSETS
• PRIVATE BATH
• BUILT-IN VANITY AREA
• OPEN KITCHEN
• CUSTOM ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.5% in Shippensburg — 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 70/100 on livability (#741 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: employment D+, amenities F, commute F.
• Shippensburg Area SD (town): math 31% / reading 52% proficiency, ranked #335 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,052 units permitted in Cumberland County in 2024 (310 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 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 $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

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: 1.58% ✓
• Cap rate: 13.15%
• Cash-on-cash: 24.51%
• DSCR: 2.09
• GRM: 5.3

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: 17.9%
• Equity multiple: 1.72×
• Total profit: $22,254
• Equity at exit: $16,401

10-year hold

• IRR: 26.3%
• Equity multiple: 3.31×
• Total profit: $71,036
• Equity at exit: $9,511

Cash invested: $30,800 (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 17257

• Home prices YoY: -17.3%
• Active inventory: 161
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,742 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$125 /mo · $1,495/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $629

Break-even live

Break-even rent $946

Max offer price $110,000

Occupancy floor 59%

Sensitivity live

Price	-10% $691	-5% $660	+0% $629	+5% $598	+10% $567
Rent	-10% $491	-5% $560	+0% $629	+5% $698	+10% $767
Rate	-1.0pp $684	-0.5pp $657	base $629	+0.5pp $600	+1.0pp $571

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	15d	1	0.53mi
735 E King St Shippensburg, PA	3.0	2.0	1664	$1,850	$1.11	44d	1	1.25mi
122 Cardinal Dr Shippensburg, PA	3.0	2.5	2032	$1,950	$0.96	44d	1	1.42mi

Listing history 9 events

1. 2026-04-07
   status Pending
2. 2026-03-25
   price $110,000
3. 2026-03-16
   status Active
4. 2026-03-09
   historical
5. 2026-03-06
   listed $115,000 Active
6. 2022-08-20
   historical 501-char remark

   Show marketing remark (501 chars)

   Welcome to 114 Rustic Dr Shippensburg. This very large and charming manufactured home features 4 bedrooms and 3 full baths. The master has his and hers walk-in closets and a master bath with a built-in makeup desk. Two bedrooms are a Jack-N-Jill set up with a shared full bath. The fourth bedroom and bath are nicely set in the rear of the home along with the large laundry area. Second living room area and open concept kitchen with a custom-built island. This is a rare find! Set up a showing today.

7. 2022-08-19
   soldstatus $80,000 Closed 501-char remark

   Show marketing remark (501 chars)

   Welcome to 114 Rustic Dr Shippensburg. This very large and charming manufactured home features 4 bedrooms and 3 full baths. The master has his and hers walk-in closets and a master bath with a built-in makeup desk. Two bedrooms are a Jack-N-Jill set up with a shared full bath. The fourth bedroom and bath are nicely set in the rear of the home along with the large laundry area. Second living room area and open concept kitchen with a custom-built island. This is a rare find! Set up a showing today.

8. 2022-07-02
   status Pending 501-char remark

   Show marketing remark (501 chars)

   Welcome to 114 Rustic Dr Shippensburg. This very large and charming manufactured home features 4 bedrooms and 3 full baths. The master has his and hers walk-in closets and a master bath with a built-in makeup desk. Two bedrooms are a Jack-N-Jill set up with a shared full bath. The fourth bedroom and bath are nicely set in the rear of the home along with the large laundry area. Second living room area and open concept kitchen with a custom-built island. This is a rare find! Set up a showing today.

9. 2022-06-23
   listed $82,500 Active 501-char remark

   Show marketing remark (501 chars)

   Welcome to 114 Rustic Dr Shippensburg. This very large and charming manufactured home features 4 bedrooms and 3 full baths. The master has his and hers walk-in closets and a master bath with a built-in makeup desk. Two bedrooms are a Jack-N-Jill set up with a shared full bath. The fourth bedroom and bath are nicely set in the rear of the home along with the large laundry area. Second living room area and open concept kitchen with a custom-built island. This is a rare find! Set up a 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: $1,495 · $125/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$121/yr (+$10/mo · 8.1%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,905
• − Mortgage interest: −$6,162
• − Property taxes: −$1,495
• − Insurance: −$550
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$3,200
• Taxable income: $6,153
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $6,071/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: Shippensburg Area SD
• NCES district ID: 4221570
• Math proficiency: 31% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,585
• Composite: 35.42/100
• National rank: #4938
• State rank: #335 of 539 in PA

Livability — Shippensburg

• Score: 70/100
• State rank: #741
• US rank: #7436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 257,673 people
• City population: 29,204
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 29,204
• Household income: $71,181
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 855.0

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 (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · German/W. Germanic 5% Spanish 2% 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: ▼ -62.12%
• Current HPI: 297.1586
• 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

+33.3% since first listed

9 events — show timeline

• 2026-04-07 Pending — BRIGHT MLS
• 2026-03-25 Price Changed $110,000 BRIGHT MLS
• 2026-03-16 Relisted — BRIGHT MLS
• 2026-03-09 Listing Removed — BRIGHT MLS
• 2026-03-06 Listed $115,000 BRIGHT MLS
• 2022-08-20 Listing Removed — BRIGHT MLS
• 2022-08-19 Sold (MLS) $80,000 BRIGHT MLS
• 2022-07-02 Pending — BRIGHT MLS
• 2022-06-23 Listed $82,500 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $1,495 · +3.7% YoY. Source: county tax records.