500 N Pine St · Middletown, PA 17057

$87,500

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 47 Days on market

Built 1996 $91/sqft · 55% below area $495/mo HOA · 35% of rent

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Why this score? — see what drove the D+ 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 +14.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 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

Simple living at its best! Three bedroom, two bath double wide, located in Windy Pines Moblie Home Park, in the borough of Middletown, and within walking distance to everything. Well kept and features a new, 30 year roof, storage shed, covered porch and off street parking. If you are looking for care free living, Here it is!!!

Key facts

• Built 1996
• Listed 47 days

Property features AI

Finance

• Other: Not in a federal flood zone
• HOA & community: HOA fee of $495 monthly; HOA covers lawn maintenance and snow removal

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable TV available
• Home design: Manufactured home; Vinyl siding; Composite roof; Land lease ownership (land lease approximately $5,940 annually; 100 years remaining)
• Construction: Vinyl siding construction; Composite roof; Foundation: Other; Above-grade structure
• Exterior features: Corner lot; Deck(s); Satellite dish

Interior

• Kitchen: Microwave; Refrigerator; Electric range/oven
• Bedrooms: Three bedrooms on the main level; Additional bedrooms listed (total rooms include Master Bedroom, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: Eat-in kitchen; No basement; Rooms include dining room, den, laundry
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $23 ($278/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $605 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $26k; list at $88k implies a 243% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• 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 $84,875 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.64% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 5.1

CMA / ARV

• ARV (median comp): $194,339
• List price: $87,500
• Delta: -54.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Caravan Ct	0.73mi	2/1.0 (-1)	924 (-4%)	8mo	$17,000	$18	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.9%
• Equity multiple: 0.41×
• Total profit: $-14,391
• Equity at exit: $13,047

10-year hold

• IRR: -13.5%
• Equity multiple: 0.29×
• Total profit: $-17,334
• Equity at exit: $7,565

Cash invested: $24,500 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,432 high
• Mortgage (P&I): −$459
• Tax from tax record: −$118 /mo · $1,415/yr
• Insurance: −$36
• HOA: −$495
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $23

Break-even live

Break-even rent $1,403

Max offer price $87,500

Occupancy floor 93%

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 E Main St Apt 4 Middletown, PA	2.0	1.0	1000	$1,195	$1.20	44d	1	0.12mi
415 Aspen St Unit 1 Middletown, PA	2.0	1.0	864	$1,495	$1.73	13d	1	0.60mi
144 Wilson St Middletown, PA	3.0	1.0	1120	$1,495	$1.33	23d	1	0.61mi
167 Ann St Unit 4 Middletown, PA	2.0	1.0	800	$1,300	$1.62	13d	1	0.64mi
213 S Union St Apt 1 Middletown, PA	2.0	1.0	780	$1,400	$1.79	13d	1	0.64mi
219 S Union St Unit 2nd Floor Middletown, PA	2.0	1.0	700	$1,250	$1.79	43d	1	0.65mi
219 S Union St Fl REAR Middletown, PA	2.0	1.0	700	$900	$1.29	13d	1	0.65mi
1900 Pineford Dr Middletown, PA	1.0–3.0	1.0–2.5	1020	$1,690	$1.66	13d	1	0.69mi
105 Woodland Ave Middletown, PA	1.0–2.0	1.0–2.0	996	$1,714	$1.72	13d	9	0.72mi

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 26 events

1. 2026-06-18
   days on market $87,500 Active 47 DOM
2. 2026-06-17
   days on market $87,500 Active 46 DOM
3. 2026-06-16
   days on market $87,500 Active 45 DOM
4. 2026-06-15
   days on market $87,500 Active 44 DOM
5. 2026-06-14
   days on market $87,500 Active 42 DOM
6. 2026-06-10
   days on market $87,500 Active 39 DOM
7. 2026-06-09
   days on market $87,500 Active 38 DOM
8. 2026-06-08
   days on market $87,500 Active 37 DOM
9. 2026-06-07
   days on market $87,500 Active 36 DOM
10. 2026-06-05
    days on market $87,500 Active 33 DOM
11. 2026-06-03
    days on market $87,500 Active 32 DOM
12. 2026-06-02
    days on market $87,500 Active 31 DOM
13. 2026-06-01
    days on market $87,500 Active 30 DOM
14. 2026-05-31
    days on market $87,500 Active 29 DOM
15. 2026-05-31
    days on market $87,500 Active 28 DOM
16. 2026-05-03
    listed $87,500 Active 470-char remark
17. 2026-05-01
    historical $87,500 470-char remark
18. 2017-02-28
    historical
19. 2016-07-13
    listed $39,000
20. 2010-04-13
    soldstatus $25,500

    Show marketing remark (328 chars)

    Simple living at its best! Three bedroom, two bath double wide, located in Windy Pines Moblie Home Park, in the borough of Middletown, and within walking distance to everything. Well kept and features a new, 30 year roof, storage shed, covered porch and off street parking. If you are looking for care free living, Here it is!!!

21. 2010-03-29
    historical

    Show marketing remark (328 chars)

    Simple living at its best! Three bedroom, two bath double wide, located in Windy Pines Moblie Home Park, in the borough of Middletown, and within walking distance to everything. Well kept and features a new, 30 year roof, storage shed, covered porch and off street parking. If you are looking for care free living, Here it is!!!

22. 2010-02-08
    listed $29,900

    Show marketing remark (328 chars)

    Simple living at its best! Three bedroom, two bath double wide, located in Windy Pines Moblie Home Park, in the borough of Middletown, and within walking distance to everything. Well kept and features a new, 30 year roof, storage shed, covered porch and off street parking. If you are looking for care free living, Here it is!!!

23. 2006-11-15
    soldstatus $29,900
24. 2006-10-11
    historical
25. 2006-09-14
    listed $29,900
26. 2006-07-26
    listed $29,900

ⓘ 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: $1,415 · $118/mo
• Projected year-2 tax: $1,415 · $118/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥101°F today · 16 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: $17,186
• − Mortgage interest: −$4,901
• − Property taxes: −$1,415
• − Insurance: −$438
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − HOA: −$5,940
• − Depreciation: −$2,545
• Taxable loss: −$803
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $471/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

+192.6% since first listed

11 events — show timeline

• 2026-05-03 Listed $87,500 BRIGHT MLS
• 2026-05-01 Coming Soon $87,500 BRIGHT MLS
• 2017-02-28 Listing Removed — BRIGHT MLS
• 2016-07-13 Listed $39,000 BRIGHT MLS
• 2010-04-13 Sold (MLS) $25,500 BRIGHT MLS
• 2010-03-29 Listing Removed — BRIGHT MLS
• 2010-02-08 Listed $29,900 BRIGHT MLS
• 2006-11-15 Sold (MLS) $29,900 BRIGHT MLS
• 2006-10-11 Listing Removed — BRIGHT MLS
• 2006-09-14 Listed $29,900 BRIGHT MLS
• 2006-07-26 Listed $29,900 BRIGHT MLS

Property tax history

+2.6%/yr

Latest (2026): $1,415 · +4.0% YoY. Source: county tax records.