320 Caravan Ct · Middletown, PA 17057

$120,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 30 Days on market

Built 1997 $495/mo HOA · 27% of rent

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Why this score? — see what drove the C- 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 +18.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and Fully Renovated 3 Bedroom, 2 Bathroom Mobile Home with Appliances Included! Buyer's Park Approval Required. Welcome to your turnkey home where convenience and comfort seamlessly blend. This updated and fully renovated 3 bedroom, 2 bathroom mobile home is being offered for sale, complete with all appliances included. Take advantage of this exceptional opportunity to move right in and start enjoying the perks of modern living. Please note that buyer's park approval is required, ensuring a harmonious community experience. Key Features: 1. Spacious Living Areas: Step into a bright and inviting living room, perfectly suited for relaxation and entertainment. The open-concept layout connects seamlessly to the kitchen and dining area, creating a welcoming atmosphere for gathering with loved ones. 2. Stylish Kitchen: The kitchen has been thoughtfully upgraded with modern appliances, providing both functionality and style. From cooking delicious meals to hosting dinner parties, this well-appointed kitchen is sure to impress. 3. Serene Bedrooms: Discover three serene bedrooms that offer comfortable and private spaces to unwind. The master bedroom features an en-suite bathroom for added convenience, ensuring a peaceful retreat at the end of the day. 4. Luxurious Bathrooms: Indulge in the renovated bathrooms, featuring tasteful fixtures, contemporary tiling, and modern finishes. Immerse yourself in a spa-like experience and enjoy the convenience of beautifully updated amenities. 5. Thoughtful Upgrades: No detail has been overlooked in the renovation of this mobile home. From fresh flooring and paint to energy-efficient windows, each upgrade enhances the overall aesthetic and functionality of the property. 6. Appliances Included: As a bonus, all appliances are included in the sale, making your transition into this mobile home effortless. From the refrigerator and stove to the washer and dryer, you'll have everything you need to settle in comfortably. 7. Buyer's Park Approval: Please note that buyer's park approval is required. This ensures that the community maintains its quality and fosters a harmonious living environment for all residents. The park approval process adds an extra layer of security and peace of mind for prospective buyers. Don't miss out on this remarkable opportunity to own an updated and fully renovated 3 bedroom, 2 bathroom mobile home with included appliances. Move-in ready and designed for modern living, this home is waiting to welcome you. Contact us today to schedule a viewing and take the first step toward making this exceptional mobile home your own. Remember to inquire about the park approval process during your visit!

Key facts

• Wraparound deck
• Single-level living
• Cozy fireplace

Tags

• SINGLE-LEVEL LIVING
• OPEN-CONCEPT LAYOUT
• SPACIOUS LIVING ROOM
• COZY FIREPLACE
• UPDATED MODERN BATHROOMS
• WRAPAROUND DECK

Property features AI

Finance

• Other: Improvement assessed value listed; Above-grade finished area reported by assessor
• Financial info: Ownership interest: Ground rent
• HOA & community: HOA fee of $495 per month; Ground rent $630 per month

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service available; Cable TV available; Phone service; Electric hot water
• Home design: Manufactured home; Above-grade finished living area
• Construction: Metal siding; Above-grade and below-grade structures
• Exterior features: Rented lot; Not in a federal flood zone

Interior

• Kitchen: Microwave; Electric oven/range; Stove; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Central air conditioning (electric)
• Interior features: Ceiling fans; Dining area; Eat-in kitchen; Kitchen island
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $51 ($609/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.1% in Middletown — 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 80/100 on livability (#214 in PA, #1,886 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F.
• 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.
• Zoned schools: Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 7 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $88k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 27% of rent.
• 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 $118,200 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.7%
• Equity multiple: 0.45×
• Total profit: $-18,393
• Equity at exit: $17,892

10-year hold

• IRR: -11.2%
• Equity multiple: 0.39×
• Total profit: $-20,527
• Equity at exit: $10,375

Cash invested: $33,600 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$629
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$495
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $51

Break-even live

Break-even rent $1,743

Max offer price $120,000

Occupancy floor 92%

Sensitivity live

Price	-10% $119	-5% $85	+0% $51	+5% $17	+10% $-17
Rent	-10% $-92	-5% $-21	+0% $51	+5% $122	+10% $194
Rate	-1.0pp $111	-0.5pp $81	base $51	+0.5pp $20	+1.0pp $-12

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5001 Walden WAY Middletown, PA	3.0	2.5	1638	$2,800	$1.71	14d	9	0.65mi
1900 Pineford Dr Middletown, PA	1.0–3.0	1.0–2.5	1020	$1,690	$1.66	14d	1	0.69mi
105 Woodland Ave Middletown, PA	1.0–2.0	1.0–2.0	996	$1,714	$1.72	14d	9	0.76mi
43 E Main St Apt 4 Middletown, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.80mi
112 Nissley St Unit 2 Middletown, PA	2.0	2.0	1266	$1,350	$1.07	24d	1	1.11mi
144 Wilson St Middletown, PA	3.0	1.0	1120	$1,495	$1.33	24d	1	1.27mi
125 Market St Middletown, PA	3.0	1.5	1825	$2,200	$1.21	14d	1	1.37mi

HOA detail

• Monthly dues: $495 · $5,940/yr
• Likely covers: security

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 30 DOM
2. 2026-06-17
   days on market $120,000 Active 29 DOM
3. 2026-06-16
   days on market $120,000 Active 28 DOM
4. 2026-06-15
   days on market $120,000 Active 27 DOM
5. 2026-06-14
   days on market $120,000 Active 25 DOM
6. 2026-06-10
   days on market $120,000 Active 22 DOM
7. 2026-06-09
   days on market $120,000 Active 21 DOM
8. 2026-06-08
   days on market $120,000 Active 20 DOM
9. 2026-06-07
   days on market $120,000 Active 19 DOM
10. 2026-06-05
    days on market $120,000 Active 16 DOM
11. 2026-06-03
    days on market $120,000 Active 15 DOM
12. 2026-06-02
    days on market $120,000 Active 14 DOM
13. 2026-06-01
    days on market $120,000 Active 13 DOM
14. 2026-05-31
    days on market $120,000 Active 12 DOM
15. 2026-05-31
    days on market $120,000 Active 11 DOM
16. 2026-05-20
    listed $120,000 Active
17. 2023-07-27
    soldstatus $88,000 Closed 2691-char remark

    Show marketing remark (2691 chars)

    Updated and Fully Renovated 3 Bedroom, 2 Bathroom Mobile Home with Appliances Included! Buyer's Park Approval Required. Welcome to your turnkey home where convenience and comfort seamlessly blend. This updated and fully renovated 3 bedroom, 2 bathroom mobile home is being offered for sale, complete with all appliances included. Take advantage of this exceptional opportunity to move right in and start enjoying the perks of modern living. Please note that buyer's park approval is required, ensuring a harmonious community experience. Key Features: 1. Spacious Living Areas: Step into a bright and inviting living room, perfectly suited for relaxation and entertainment. The open-concept layout connects seamlessly to the kitchen and dining area, creating a welcoming atmosphere for gathering with loved ones. 2. Stylish Kitchen: The kitchen has been thoughtfully upgraded with modern appliances, providing both functionality and style. From cooking delicious meals to hosting dinner parties, this well-appointed kitchen is sure to impress. 3. Serene Bedrooms: Discover three serene bedrooms that offer comfortable and private spaces to unwind. The master bedroom features an en-suite bathroom for added convenience, ensuring a peaceful retreat at the end of the day. 4. Luxurious Bathrooms: Indulge in the renovated bathrooms, featuring tasteful fixtures, contemporary tiling, and modern finishes. Immerse yourself in a spa-like experience and enjoy the convenience of beautifully updated amenities. 5. Thoughtful Upgrades: No detail has been overlooked in the renovation of this mobile home. From fresh flooring and paint to energy-efficient windows, each upgrade enhances the overall aesthetic and functionality of the property. 6. Appliances Included: As a bonus, all appliances are included in the sale, making your transition into this mobile home effortless. From the refrigerator and stove to the washer and dryer, you'll have everything you need to settle in comfortably. 7. Buyer's Park Approval: Please note that buyer's park approval is required. This ensures that the community maintains its quality and fosters a harmonious living environment for all residents. The park approval process adds an extra layer of security and peace of mind for prospective buyers. Don't miss out on this remarkable opportunity to own an updated and fully renovated 3 bedroom, 2 bathroom mobile home with included appliances. Move-in ready and designed for modern living, this home is waiting to welcome you. Contact us today to schedule a viewing and take the first step toward making this exceptional mobile home your own. Remember to inquire about the park approval process during your visit!

18. 2023-07-04
    historical Active Under Contract 2691-char remark

    Show marketing remark (2691 chars)

    Updated and Fully Renovated 3 Bedroom, 2 Bathroom Mobile Home with Appliances Included! Buyer's Park Approval Required. Welcome to your turnkey home where convenience and comfort seamlessly blend. This updated and fully renovated 3 bedroom, 2 bathroom mobile home is being offered for sale, complete with all appliances included. Take advantage of this exceptional opportunity to move right in and start enjoying the perks of modern living. Please note that buyer's park approval is required, ensuring a harmonious community experience. Key Features: 1. Spacious Living Areas: Step into a bright and inviting living room, perfectly suited for relaxation and entertainment. The open-concept layout connects seamlessly to the kitchen and dining area, creating a welcoming atmosphere for gathering with loved ones. 2. Stylish Kitchen: The kitchen has been thoughtfully upgraded with modern appliances, providing both functionality and style. From cooking delicious meals to hosting dinner parties, this well-appointed kitchen is sure to impress. 3. Serene Bedrooms: Discover three serene bedrooms that offer comfortable and private spaces to unwind. The master bedroom features an en-suite bathroom for added convenience, ensuring a peaceful retreat at the end of the day. 4. Luxurious Bathrooms: Indulge in the renovated bathrooms, featuring tasteful fixtures, contemporary tiling, and modern finishes. Immerse yourself in a spa-like experience and enjoy the convenience of beautifully updated amenities. 5. Thoughtful Upgrades: No detail has been overlooked in the renovation of this mobile home. From fresh flooring and paint to energy-efficient windows, each upgrade enhances the overall aesthetic and functionality of the property. 6. Appliances Included: As a bonus, all appliances are included in the sale, making your transition into this mobile home effortless. From the refrigerator and stove to the washer and dryer, you'll have everything you need to settle in comfortably. 7. Buyer's Park Approval: Please note that buyer's park approval is required. This ensures that the community maintains its quality and fosters a harmonious living environment for all residents. The park approval process adds an extra layer of security and peace of mind for prospective buyers. Don't miss out on this remarkable opportunity to own an updated and fully renovated 3 bedroom, 2 bathroom mobile home with included appliances. Move-in ready and designed for modern living, this home is waiting to welcome you. Contact us today to schedule a viewing and take the first step toward making this exceptional mobile home your own. Remember to inquire about the park approval process during your visit!

19. 2023-06-14
    listed $95,500 Active 2691-char remark

    Show marketing remark (2691 chars)

    Updated and Fully Renovated 3 Bedroom, 2 Bathroom Mobile Home with Appliances Included! Buyer's Park Approval Required. Welcome to your turnkey home where convenience and comfort seamlessly blend. This updated and fully renovated 3 bedroom, 2 bathroom mobile home is being offered for sale, complete with all appliances included. Take advantage of this exceptional opportunity to move right in and start enjoying the perks of modern living. Please note that buyer's park approval is required, ensuring a harmonious community experience. Key Features: 1. Spacious Living Areas: Step into a bright and inviting living room, perfectly suited for relaxation and entertainment. The open-concept layout connects seamlessly to the kitchen and dining area, creating a welcoming atmosphere for gathering with loved ones. 2. Stylish Kitchen: The kitchen has been thoughtfully upgraded with modern appliances, providing both functionality and style. From cooking delicious meals to hosting dinner parties, this well-appointed kitchen is sure to impress. 3. Serene Bedrooms: Discover three serene bedrooms that offer comfortable and private spaces to unwind. The master bedroom features an en-suite bathroom for added convenience, ensuring a peaceful retreat at the end of the day. 4. Luxurious Bathrooms: Indulge in the renovated bathrooms, featuring tasteful fixtures, contemporary tiling, and modern finishes. Immerse yourself in a spa-like experience and enjoy the convenience of beautifully updated amenities. 5. Thoughtful Upgrades: No detail has been overlooked in the renovation of this mobile home. From fresh flooring and paint to energy-efficient windows, each upgrade enhances the overall aesthetic and functionality of the property. 6. Appliances Included: As a bonus, all appliances are included in the sale, making your transition into this mobile home effortless. From the refrigerator and stove to the washer and dryer, you'll have everything you need to settle in comfortably. 7. Buyer's Park Approval: Please note that buyer's park approval is required. This ensures that the community maintains its quality and fosters a harmonious living environment for all residents. The park approval process adds an extra layer of security and peace of mind for prospective buyers. Don't miss out on this remarkable opportunity to own an updated and fully renovated 3 bedroom, 2 bathroom mobile home with included appliances. Move-in ready and designed for modern living, this home is waiting to welcome you. Contact us today to schedule a viewing and take the first step toward making this exceptional mobile home your own. Remember to inquire about the park approval process during your visit!

20. 2023-06-09
    historical
21. 2023-06-05
    listed $89,000 Active

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,764 · $147/mo
• Expected delta: +$132/yr (+$11/mo · 8.1%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $21,684
• − Mortgage interest: −$6,722
• − Property taxes: −$1,632
• − Insurance: −$1,398
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$5,940
• − Depreciation: −$3,491
• Taxable loss: −$968
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $842/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 — Middletown

• Score: 80/100
• State rank: #214
• US rank: #1886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, PA
• County: Dauphin County · 247,857 people
• City population: 23,560
• 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

+34.8% since first listed

6 events — show timeline

• 2026-05-20 Listed $120,000 BRIGHT MLS
• 2023-07-27 Sold (MLS) $88,000 BRIGHT MLS
• 2023-07-04 Contingent — BRIGHT MLS
• 2023-06-14 Listed $95,500 BRIGHT MLS
• 2023-06-09 Listing Removed — BRIGHT MLS
• 2023-06-05 Listed $89,000 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $1,632 · +4.0% YoY. Source: county tax records.