118 Tower Cir · North Middleton, PA 17013

$75,900

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 98 Days on market

Built 1998 $71/sqft · 11% below area Est $85k · 11% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.8/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully remodeled doublewide mobile home offering modern updates throughout. The home features a fully upgraded kitchen with new cabinets, countertops, and updated appliances. Both bathrooms have been completely remodeled with contemporary finishes. Enjoy new flooring, fresh paint, and a bright open layout. Step outside to a brand-new deck, perfect for relaxing or entertaining guests. This move-in ready home combines comfort, style, and affordability.

Key facts

• Built 1998
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $76k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $76k).
• Recommended offer: $69k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carlisle Area SD (urban): math 33% / reading 55% proficiency, ranked #277 of 539 in PA (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.5%/yr); 308 active listings in the ZIP; 1 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 $525 of loan paydown is wiped out by about $2k 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 + 2.5% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,069 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.11% ✓
• Cap rate: 18.79%
• Cash-on-cash: 44.64%
• DSCR: 2.99
• GRM: 3.9

CMA / ARV

• ARV (median comp): $85,193
• List price: $75,900
• Delta: -10.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.54% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 2.76×
• Total profit: $37,314
• Equity at exit: $11,317

10-year hold

• IRR: 47.2%
• Equity multiple: 5.44×
• Total profit: $94,309
• Equity at exit: $6,562

Cash invested: $21,252 (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 17013

• Rents YoY: 2.5%
• Active inventory: 308
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,602 medium
• Mortgage (P&I): −$398
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $791

Break-even live

Break-even rent $601

Max offer price $75,900

Occupancy floor 46%

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Imperial Ct Carlisle, PA	3.0	2.0	1137	$1,650	$1.45	43d	1	0.09mi

Listing history 18 events

1. 2026-06-18
   days on market $75,900 Active 98 DOM
2. 2026-06-17
   days on market $75,900 Active 97 DOM
3. 2026-06-16
   days on market $75,900 Active 96 DOM
4. 2026-06-15
   days on market $75,900 Active 95 DOM
5. 2026-06-14
   days on market $75,900 Active 93 DOM
6. 2026-06-10
   days on market $75,900 Active 90 DOM
7. 2026-06-09
   days on market $75,900 Active 89 DOM
8. 2026-06-08
   days on market $75,900 Active 88 DOM
9. 2026-06-07
   days on market $75,900 Active 87 DOM
10. 2026-06-03
    days on market $75,900 Active 83 DOM
11. 2026-06-02
    days on market $75,900 Active 82 DOM
12. 2026-06-01
    days on market $75,900 Active 81 DOM
13. 2026-05-31
    days on market $75,900 Active 80 DOM
14. 2026-05-31
    days on market $75,900 Active 79 DOM
15. 2026-03-13
    listed $75,900 Active 459-char remark

    Show marketing remark (459 chars)

    Beautifully remodeled doublewide mobile home offering modern updates throughout. The home features a fully upgraded kitchen with new cabinets, countertops, and updated appliances. Both bathrooms have been completely remodeled with contemporary finishes. Enjoy new flooring, fresh paint, and a bright open layout. Step outside to a brand-new deck, perfect for relaxing or entertaining guests. This move-in ready home combines comfort, style, and affordability.

16. 2026-03-10
    historical $75,900 459-char remark

    Show marketing remark (459 chars)

    Beautifully remodeled doublewide mobile home offering modern updates throughout. The home features a fully upgraded kitchen with new cabinets, countertops, and updated appliances. Both bathrooms have been completely remodeled with contemporary finishes. Enjoy new flooring, fresh paint, and a bright open layout. Step outside to a brand-new deck, perfect for relaxing or entertaining guests. This move-in ready home combines comfort, style, and affordability.

17. 2025-09-30
    historical
18. 2025-07-12
    listed $65,000 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: $542 · $45/mo
• Projected year-2 tax: $871 · $73/mo
• Expected delta: +$328/yr (+$27/mo · 60.6%)

ⓘ 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 ≥101°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,223
• − Mortgage interest: −$4,252
• − Property taxes: −$542
• − Insurance: −$380
• − Repairs & maintenance: −$1,538
• − Management: −$1,538
• − Depreciation: −$2,208
• Taxable income: $8,766
• Est. tax owed @ 24.0%: −$2,104
• After-tax cash flow: $7,384/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: Carlisle Area SD
• NCES district ID: 4205010
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $55,334
• Composite: 38.23/100
• National rank: #4247
• State rank: #277 of 539 in PA

Livability — North Middleton

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

Census & demographics

• Census place: Schlusser, PA
• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,513
• Household income: $71,042
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 1444.0

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 (79%)
• Race & ethnicity: White 79% Black 8% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Iranian 3% Romanian 3% Lithuanian 2%
• Foreign-born: 7% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 3% Russian/Polish/Slavic 1% Arabic 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: ▼ -140.48%
• Current HPI: 247.337
• Rent YoY: ▲ 2.54%
• 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

+16.8% since first listed

4 events — show timeline

• 2026-03-13 Listed $75,900 BRIGHT MLS
• 2026-03-10 Coming Soon $75,900 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-07-12 Listed $65,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $542 · +3.1% YoY. Source: county tax records.