3906 Ridgeland Blvd · Camp Hill, PA 17050

$419,900

4 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 6 Days on market

Built 1966 0.33 ac lot $215/sqft · 24% above area Est $510k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +5.6/10.0
• Livability +4.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 3906 Ridgeland Blvd, a 4 bedroom, 2.5 bathroom home that truly surprises from the moment you step inside. Nestled in Ridgeland; a quiet, single-entry neighborhood in Mechanicsburg, this spacious residence offers the perfect blend of comfort, functionality, and privacy; designed to fit the way you live today. At first glance, the home presents a charming exterior, but step through the door and you’ll appreciate just how expansive it feels. With four generously sized bedrooms and two and a half bathrooms, there’s room for everyone to spread out and settle in. Multiple living areas; including a formal living room, a cozy family room, and a versatile bonus room complete w

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1966

Property features AI

Exterior

• Parking: Attached front-entry garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Entry on main level
• Construction: Frame, brick, and vinyl siding exterior; Block foundation; Above-grade and below-grade structures; Built year reported by assessor
• Exterior features: Privacy fencing; Not in a federal flood zone

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the second (upper) level; One bedroom on the third (upper) level
• Bathrooms: Two full bathrooms (both on upper levels); One half bathroom on the main level
• Heating & cooling: Baseboard hot water heating (oil-fired); Central air conditioning (electric)
• Interior features: Two wood-burning fireplaces; Partially finished basement; Living room, dining room, family room, office, bonus room, screened porch
• Laundry & utility: Washer and dryer in unit (laundry on lower floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $316k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (37.9% below list).
• Recommended offer: $261k (37.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.9% in Camp Hill — 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 93/100 on livability (#5 in PA, #14 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+.
• Cumberland Valley SD (suburban): math 54% / reading 71% proficiency, ranked #52 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL).
• Zoned-school proficiency averages 45% at this address vs 62% district-wide (-17 pts) — the specific schools serving this property underperform the Cumberland Valley SD average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.0%/yr); 339 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $13k 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

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 $260,835 (37.9% 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. Built in 1966 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.62% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.02%
• DSCR: 0.73
• GRM: 13.4

CMA / ARV

• ARV (median comp): $510,477
• List price: $419,900
• Delta: -17.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3912 Brookridge Dr	0.11mi	4/2.5	1,997 (+2%)	7mo	$315,000	$158	83
3911 Ridgeland Blvd	0.06mi	4/2.5	2,117 (+9%)	2mo	$435,000	$205	79
3906 Brookridge Dr	0.10mi	4/2.5	2,092 (+7%)	6mo	$339,900	$162	76
723 Florence Cir	0.52mi	3/2.5 (-1)	1,936 (-1%)	2mo	$426,000	$220	66
940 Woodley Dr	0.46mi	3/2.0 (-1)	1,942 (-0%)	11mo	$455,000	$234	64
960 Woodley Dr	0.47mi	3/2.0 (-1)	1,942 (-0%)	10mo	$460,000	$237	64
3601 Beech Run Ln	0.62mi	4/2.0	1,904 (-2%)	10mo	$360,000	$189	59
3610 Kent Dr	0.63mi	4/2.5	1,998 (+2%)	10mo	$345,000	$173	56
3604 Kent Dr	0.68mi	3/2.0 (-1)	2,040 (+5%)	1mo	$399,400	$196	55
3803 Bellows Dr	0.61mi	3/2.5 (-1)	2,052 (+5%)	3mo	$425,000	$207	54
3614 Beech Run Ln	0.49mi	3/2.5 (-1)	2,100 (+8%)	10mo	$395,000	$188	49
3601 Anthony Dr	0.61mi	3/2.0 (-1)	2,233 (+14%)	10mo	$389,900	$175	34

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 · 1.99% rent growth · sell at horizon

5-year hold

• IRR: -27.7%
• Equity multiple: 0.08×
• Total profit: $-108,367
• Equity at exit: $62,608

10-year hold

• IRR: -30.0%
• Equity multiple: -0.31×
• Total profit: $-153,780
• Equity at exit: $36,305

Cash invested: $117,572 (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 17050

• Rents YoY: 2.0%
• Active inventory: 339
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $2,608 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-590

Break-even live

Break-even rent $3,355

Max offer price $315,652

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Ridgewood Dr Mechanicsburg, PA	4.0	3.5	2112	$2,595	$1.23	13d	1	0.67mi
4110 Orrs Town Ct Mechanicsburg, PA	3.0	2.5	1935	$2,400	$1.24	23d	1	0.85mi
5050 Mendenhall Dr Mechanicsburg, PA	3.0	4.0	1829	$2,475	$1.35	43d	1	1.34mi
99 Lee Ann Ct Enola, PA	3.0	2.5	1540	$1,995	$1.30	13d	1	1.35mi
4118 Orrs Bridge Rd Unit 27 Enola, PA	3.0	2.5	1937	$2,400	$1.24	13d	1	1.42mi

Listing history 5 events

1. 2026-05-12
   status Pending 2235-char remark
2. 2026-05-07
   listed $419,900 Active 2235-char remark
3. 2026-05-02
   historical $419,900 2235-char remark
4. 1987-06-30
   soldstatus $107,000
5. 1976-06-15
   soldstatus $53,000

ⓘ 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: $3,285 · $274/mo
• Projected year-2 tax: $4,960 · $413/mo
• Expected delta: +$1,675/yr (+$140/mo · 51.0%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $31,300
• − Mortgage interest: −$23,521
• − Property taxes: −$3,285
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − Depreciation: −$12,215
• Taxable loss: −$14,829
• Est. tax savings @ 24.0%: +$3,559
• After-tax cash flow: $-3,523/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: Cumberland Valley SD
• NCES district ID: 4207110
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 71% ▼ -7.00%
• Median HH income: $78,135
• Composite: 55.77/100
• National rank: #1218
• State rank: #52 of 539 in PA

Livability — Camp Hill

• Score: 93/100
• State rank: #5
• US rank: #14

Category grades

Amenities C Commute A- Cost of living A Crime A+ Employment A+ Housing A+ 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: 39,664
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 43,571
• Household income: $113,720
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 535.0

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 (75%)
• Race & ethnicity: White 75% Asian 16% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Other Indo-European 6% Other Asian/Pacific 5% Spanish 3%

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: ▼ -140.84%
• Current HPI: 241.7363
• Rent YoY: ▲ 1.99%
• 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

+749.1% since first listed

7 events — show timeline

• 2026-06-10 Sold (Public Records) $450,000 Public Records
• 2026-06-08 Sold (MLS) $450,000 BRIGHT MLS
• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-07 Listed $419,900 BRIGHT MLS
• 2026-05-02 Coming Soon $419,900 BRIGHT MLS
• 1987-06-30 Sold (Public Records) $107,000 Public Records
• 1976-06-15 Sold (Public Records) $53,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,285 · +3.2% YoY. Source: county tax records.