4 Kansas Rd · Spring, PA 17040

$149,000

3 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 28 Days on market

Built 1986 1.55 ac lot

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• DSCR +2.7/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Location! Location! Location! Great little double-wide in fine condition just: 2 mins from schools, 4 mins from deli/convenience store, and 20 minutes from Carlisle shopping. Nicely landscaped prop w/ 1 car paved carport, huge back yard, small storage shed, and a tremendous view of Shermans Valley. This will sell quickly. Act now - don't get left out!

Key facts

• Hot tub room
• 1.55 acre lot
• Patio

Tags

• 1.55 ACRE LOT
• 50 X 24 POLE BUILDING GARAGE
• ALL SEASON SUNROOM
• PATIO
• 1-1/2 CAR GARAGE ADDITION
• HOT TUB ROOM

Property features AI

Exterior

• Parking: Detached garage with 2 garage spaces; Garage has oversized dimensions and a garage door opener; Driveway with space for 4 vehicles; Total of 6 garage/parking spaces
• Utilities: Private well and private sewer; Electric service with circuit breakers; Oil heating; Electric hot water
• Home design: Manufactured double-wide home; Above-grade living space; Not located in a federal flood zone
• Construction: Vinyl siding; Composite and metal roof; Crawl space foundation; Manufactured structure type; Built as a double wide (year built per assessor)
• Exterior features: Front yard; Level and sloping areas; Rear yard; Patio(s) with roof; Shed

Interior

• Kitchen: Electric oven/range; Range hood
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate plank; Vinyl
• Bathrooms: 2 full bathrooms (including 2 full on main level)
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning; Circuit breaker electrical service; Electric hot water
• Interior features: Tub shower; Ceiling fan(s); Combination dining and living area; Entry-level bedroom; Traditional floor plan; Water treatment system; Master bath(s)
• Laundry & utility: Main-floor laundry with hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (24.1% below list).
• Recommended offer: $113k (24.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the West Perry SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 13 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y 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; list at $149k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $113,075 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.76% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $3,625
• Equity at exit: $58,543

10-year hold

• IRR: 5.7%
• Equity multiple: 1.77×
• Total profit: $32,167
• Equity at exit: $84,128

Cash invested: $41,720 (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 17040

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$150 /mo · $1,799/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-100

Break-even live

Break-even rent $1,257

Max offer price $131,327

Occupancy floor —

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $149,000 Active 28 DOM
2. 2026-06-17
   days on market $149,000 Active 27 DOM
3. 2026-06-16
   days on market $149,000 Active 26 DOM
4. 2026-06-15
   days on market $149,000 Active 25 DOM
5. 2026-06-14
   days on market $149,000 Active 23 DOM
6. 2026-06-13
   days on market $149,000 Active 22 DOM
7. 2026-06-10
   days on market $149,000 Active 20 DOM
8. 2026-06-09
   days on market $149,000 Active 19 DOM
9. 2026-06-08
   days on market $149,000 Active 18 DOM
10. 2026-06-07
    days on market $149,000 Active 17 DOM
11. 2026-06-03
    days on market $149,000 Active 13 DOM
12. 2026-06-02
    days on market $149,000 Active 12 DOM
13. 2026-06-01
    days on market $149,000 Active 11 DOM
14. 2026-05-31
    days on market $149,000 Active 10 DOM
15. 2026-05-31
    days on market $149,000 Active 9 DOM
16. 2026-05-21
    listed $149,000 Active
17. 2005-04-11
    soldstatus $80,000
18. 2005-04-05
    soldstatus $80,000 353-char remark

    Show marketing remark (353 chars)

    Location! Location! Location! Great little double-wide in fine condition just: 2 mins from schools, 4 mins from deli/convenience store, and 20 minutes from Carlisle shopping. Nicely landscaped prop w/ 1 car paved carport, huge back yard, small storage shed, and a tremendous view of Shermans Valley. This will sell quickly. Act now - don't get left out!

19. 2005-02-23
    listed $82,000 353-char remark

    Show marketing remark (353 chars)

    Location! Location! Location! Great little double-wide in fine condition just: 2 mins from schools, 4 mins from deli/convenience store, and 20 minutes from Carlisle shopping. Nicely landscaped prop w/ 1 car paved carport, huge back yard, small storage shed, and a tremendous view of Shermans Valley. This will sell quickly. Act now - don't get left out!

20. 2005-02-23
    historical 353-char remark

    Show marketing remark (353 chars)

    Location! Location! Location! Great little double-wide in fine condition just: 2 mins from schools, 4 mins from deli/convenience store, and 20 minutes from Carlisle shopping. Nicely landscaped prop w/ 1 car paved carport, huge back yard, small storage shed, and a tremendous view of Shermans Valley. This will sell quickly. Act now - don't get left out!

ⓘ 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: $1,799 · $150/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$278/yr (+$23/mo · 15.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,569
• − Mortgage interest: −$8,346
• − Property taxes: −$1,799
• − Insurance: −$745
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$4,335
• Taxable loss: −$3,826
• Est. tax savings @ 24.0%: +$918
• After-tax cash flow: $-282/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Spring

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

Census & demographics

• Population (ZIP): 2,494

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Subsaharan African 2% Iranian 1% Serbian 1%
• Foreign-born: 2%
• Languages at home: 91% English-only · German/W. Germanic 7% Russian/Polish/Slavic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.97%
• Current HPI: 160.2781
• 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

+81.7% since first listed

5 events — show timeline

• 2026-05-21 Listed $149,000 BRIGHT MLS
• 2005-04-11 Sold (Public Records) $80,000 Public Records
• 2005-04-05 Sold (MLS) $80,000 BRIGHT MLS
• 2005-02-23 Listing Removed — BRIGHT MLS
• 2005-02-23 Listed $82,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $1,799 · -8.8% YoY. Source: county tax records.