5 Park Ave · Falmouth, PA 17057

$30,000

3 bd · 2.0 ba · 1,138 sqft · Manufactured public records · 116 Days on market

Built 1976 $26/sqft · 42% below area Est $52k · 42% under ↓ 33% since listing

---

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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

Key facts

• 2 parking spots
• Built 1976
• Listed 116 days

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$51,998) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $988 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,257 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Lower Dauphin SD (suburban): math 45% / reading 59% proficiency, ranked #130 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $15k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 5.52% ✓
• Cap rate: 50.83%
• Cash-on-cash: 159.06%
• DSCR: 8.08
• GRM: 1.5

CMA / ARV

• ARV (median comp): $51,998
• List price: $30,000
• Delta: -42.31%
• 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: —
• Equity multiple: 7.65×
• Total profit: $55,842
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.38×
• Total profit: $120,755
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.5×

Monthly cashflow live

• Estimated rent: $1,655 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$12
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $988

Break-even live

Break-even rent $404

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-15
   status $30,000 Pending 116 DOM
2. 2026-06-15
   days on market $30,000 Active 116 DOM
3. 2026-06-14
   days on market $30,000 Active 114 DOM
4. 2026-06-13
   days on market $30,000 Active 113 DOM
5. 2026-06-10
   days on market $30,000 Active 111 DOM
6. 2026-06-09
   days on market $30,000 Active 110 DOM
7. 2026-06-08
   days on market $30,000 Active 109 DOM
8. 2026-06-07
   days on market $30,000 Active 108 DOM
9. 2026-06-05
   days on market $30,000 Active 105 DOM
10. 2026-06-03
    days on market $30,000 Active 104 DOM
11. 2026-06-02
    days on market $30,000 Active 103 DOM
12. 2026-06-01
    days on market $30,000 Active 102 DOM
13. 2026-05-31
    days on market $30,000 Active 101 DOM
14. 2026-05-31
    days on market $30,000 Active 100 DOM
15. 2026-05-14
    price $30,000 966-char remark

    Show marketing remark (966 chars)

    PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

16. 2026-04-28
    price $36,000 966-char remark

    Show marketing remark (966 chars)

    PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

17. 2026-03-12
    price $40,000 966-char remark

    Show marketing remark (966 chars)

    PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

18. 2026-02-20
    listed $45,000 Active 966-char remark

    Show marketing remark (966 chars)

    PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

19. 2026-02-16
    historical $45,000 966-char remark

    Show marketing remark (966 chars)

    PRICE IMPROVEMENT! Now offered at $30,000. Reach out for private showing if interested Welcome to 5 Park Ave! This move in ready mobile home was updated in 2025 with new flooring throughout, a renovated bathroom, and a durable new metal roof. A new refrigerator and washer/dryer are also included. The home is sold as is, and the central air system condition is unknown. Located in Pine Manor Mobile Home Park near Middletown, this quiet, owner occupied community offers scenic views with fast access to Routes 283, 230, 30, 83, 81, and 76. You are minutes from Hershey, Lancaster, and Harrisburg International Airport. Monthly lot rent is $770 and includes water, sewer, trash, and road maintenance. A 10% senior discount is available. The park allows up to two pets ($10/month fee) and does not permit rentals. All buyers must obtain park approval after a signed contract is in place. Pine Manor MHP conducts a pre-sale inspection to ensure park rule compliance.

20. 2024-10-06
    historical
21. 2024-09-11
    listed $27,500 Active
22. 2024-05-31
    historical
23. 2024-05-05
    price $40,000
24. 2024-03-19
    status Active
25. 2024-03-06
    status Pending
26. 2024-02-20
    price $42,500
27. 2024-02-09
    status Active
28. 2024-02-01
    status Pending
29. 2023-11-20
    listed $45,000 Active
30. 2023-11-18
    historical

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $382 · $32/mo
• Expected delta: +$92/yr (+$8/mo · 32.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone A · 73% 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: $19,859
• − Mortgage interest: −$1,680
• − Property taxes: −$289
• − Insurance: −$1,652
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$873
• Taxable income: $12,186
• Est. tax owed @ 24.0%: −$2,925
• After-tax cash flow: $8,934/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: Lower Dauphin SD
• NCES district ID: 4214100
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 59% ▼ -13.00%
• Median HH income: $67,760
• Composite: 46.09/100
• National rank: #2513
• State rank: #130 of 539 in PA

Livability — Falmouth

• Score: 63/100
• State rank: #1257
• US rank: #15096

Category grades

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

Schools grade is shown separately in the Schools card above.

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

-33.3% since first listed

16 events — show timeline

• 2026-05-14 Price Changed $30,000 BRIGHT MLS
• 2026-04-28 Price Changed $36,000 BRIGHT MLS
• 2026-03-12 Price Changed $40,000 BRIGHT MLS
• 2026-02-20 Listed $45,000 BRIGHT MLS
• 2026-02-16 Coming Soon $45,000 BRIGHT MLS
• 2024-10-06 Listing Removed — BRIGHT MLS
• 2024-09-11 Listed $27,500 BRIGHT MLS
• 2024-05-31 Listing Removed — BRIGHT MLS
• 2024-05-05 Price Changed $40,000 BRIGHT MLS
• 2024-03-19 Relisted — BRIGHT MLS
• 2024-03-06 Pending — BRIGHT MLS
• 2024-02-20 Price Changed $42,500 BRIGHT MLS
• 2024-02-09 Relisted — BRIGHT MLS
• 2024-02-01 Pending — BRIGHT MLS
• 2023-11-20 Listed $45,000 BRIGHT MLS
• 2023-11-18 Coming Soon — BRIGHT MLS

Property tax history

+1.4%/yr

Latest (2026): $289 · +5.2% YoY. Source: county tax records.