32 Shippensburg Mobile Est · Shippensburg, PA 17257

$15,000

3 bd · 1.0 ba · 732 sqft · Manufactured public records · 50 Days on market

Built 1970 $20/sqft · 25% above area Est $12k · 25% over

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

Key facts

• Covered front porch
• Large corner lot
• Laundry room

Tags

• LARGE CORNER LOT
• LARGE TWO CAR CARPORT
• COVERED FRONT PORCH
• LARGE SHED
• LAUNDRY ROOM
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $15k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).
• Recommended offer: $15k (3.0% below list) — sets the bar for market timing.
• Cap rate 86.4% 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.
• Market conditions: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $104 of loan paydown is wiped out by about $450 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 $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $14,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 9.20% ✓
• Cap rate: 86.43%
• Cash-on-cash: 286.20%
• DSCR: 13.73
• GRM: 0.9

CMA / ARV

• ARV (median comp): $12,000
• List price: $15,000
• Delta: 25.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Shippensburg Mobile Est	0.00mi	2/1.0 (-1)	732 (0%)	1mo	$12,000	$16	94

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 15.61×
• Total profit: $61,381
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 33.30×
• Total profit: $135,648
• Equity at exit: $1,297

Cash invested: $4,200 (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: 0.9×

Monthly cashflow live

• Estimated rent: $1,380 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$4 /mo · $43/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $1,002

Break-even live

Break-even rent $112

Max offer price $15,000

Occupancy floor 22%

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	0.80mi
111 S Prince St Shippensburg, PA	2.0	1.0	700	$999	$1.43	14d	1	1.25mi

Listing history 5 events

1. 2026-05-14
   status Active 543-char remark

   Show marketing remark (543 chars)

   Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

2. 2026-05-07
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

3. 2026-04-23
   status Active 543-char remark

   Show marketing remark (543 chars)

   Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

4. 2026-04-17
   status Pending 543-char remark

   Show marketing remark (543 chars)

   Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

5. 2026-03-19
   listed $15,000 Active 543-char remark

   Show marketing remark (543 chars)

   Enjoy country living in this extremely well kept home in Shippensburg Mobile Estates. This two bedroom single wide sits on a large corner lot and includes a large two car carport, covered front porch, and extremely large shed to house all of your outdoor equipment and hobby items in! In the home you will find an open living, dining and kitchen floor plan in the front of the home, while the back half of the home features two bedrooms with built ins, a laundry room and full bath. This home is only eligible for cash purchase due to the age.

ⓘ 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: $43 · $4/mo
• Projected year-2 tax: $140 · $12/mo
• Expected delta: +$97/yr (+$8/mo · 223.9%)

ⓘ 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 5/10 Major 7 d/yr ≥100°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: $16,560
• − Mortgage interest: −$840
• − Property taxes: −$43
• − Insurance: −$75
• − Repairs & maintenance: −$1,325
• − Management: −$1,325
• − Depreciation: −$436
• Taxable income: $12,516
• Est. tax owed @ 24.0%: −$3,004
• After-tax cash flow: $9,017/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

5 events — show timeline

• 2026-05-14 Relisted — BRIGHT MLS
• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-23 Relisted — BRIGHT MLS
• 2026-04-17 Pending — BRIGHT MLS
• 2026-03-19 Listed $15,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2026): $43 · +3.5% YoY. Source: county tax records.