14 Nelson Mobile Mnr · Highspire, PA 17057

$64,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 48 Days on market

Built 1995 $95/sqft · 54% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated in 2026, ready to move into this singlewide (2 beds, 1 bath). $645 monthly lot rent in Lisa Lakes MHP. Buyer can purchase 1 yr home warranty (optional). See 27 pics. Walk to restaurant and lake.

Key facts

• Renovated
• Walk to restaurant
• Walk to lake

Tags

• RENOVATED
• WALK TO RESTAURANT
• WALK TO LAKE

Property features AI

Finance

• Other: Income/expense note: Annual ground rent
• Financial info: Improvement assessed at $18,800; Annual taxes reported (total $745 for tax year 2025); Property manager present
• HOA & community: Ground rent exists (monthly $645)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home, single wide; Above-grade living space only; Year built/effective 2026
• Construction: Vinyl siding; Above grade and below grade structures noted
• Exterior features: Rented lot in a mobile home park (Lisa Lake MHP); Not in a federal flood zone

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Electric hot water
• Interior features: No basement; Living area reported by assessor; Property in very good condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $62k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.2% in Highspire — 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 63/100 on livability (#1,272 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Middletown Area SD (suburban): math 31% / reading 45% proficiency, ranked #368 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middletown Area Hs (math 72% / reading 10%, grade F, #251 of 437 statewide, top 58%, 747 students, 51% FRL).
• Market conditions: Rents rising (+1.6%/yr); 146 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $442 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $64k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,080 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.81% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.73%
• DSCR: 2.46
• GRM: 4.6

CMA / ARV

• ARV (median comp): $41,589
• List price: $64,000
• Delta: 53.89%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 1.83×
• Total profit: $14,941
• Equity at exit: $9,543

10-year hold

• IRR: 28.0%
• Equity multiple: 3.31×
• Total profit: $41,338
• Equity at exit: $5,534

Cash invested: $17,920 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$62 /mo · $746/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $422

Break-even live

Break-even rent $621

Max offer price $64,000

Occupancy floor 58%

Sensitivity live

Price	-10% $458	-5% $440	+0% $422	+5% $404	+10% $386
Rent	-10% $331	-5% $377	+0% $422	+5% $468	+10% $514
Rate	-1.0pp $454	-0.5pp $439	base $422	+0.5pp $406	+1.0pp $389

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
263 2nd St Unit 2 Highspire, PA	1.0	1.0	525	$875	$1.67	15d	1	1.17mi

Listing history 18 events

1. 2026-06-21
   days on market $64,000 Active 48 DOM
2. 2026-06-18
   days on market $64,000 Active 45 DOM
3. 2026-06-17
   days on market $64,000 Active 44 DOM
4. 2026-06-16
   days on market $64,000 Active 43 DOM
5. 2026-06-15
   days on market $64,000 Active 42 DOM
6. 2026-06-14
   days on market $64,000 Active 40 DOM
7. 2026-06-10
   days on market $64,000 Active 37 DOM
8. 2026-06-09
   days on market $64,000 Active 36 DOM
9. 2026-06-08
   days on market $64,000 Active 35 DOM
10. 2026-06-07
    days on market $64,000 Active 34 DOM
11. 2026-06-05
    days on market $64,000 Active 31 DOM
12. 2026-06-03
    days on market $64,000 Active 30 DOM
13. 2026-06-02
    days on market $64,000 Active 29 DOM
14. 2026-06-01
    days on market $64,000 Active 28 DOM
15. 2026-05-31
    days on market $64,000 Active 27 DOM
16. 2026-05-31
    days on market $64,000 Active 26 DOM
17. 2026-05-04
    listed $64,000 Active 204-char remark
18. 1996-01-16
    soldstatus $24,350

ⓘ 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: $746 · $62/mo
• Projected year-2 tax: $878 · $73/mo
• Expected delta: +$133/yr (+$11/mo · 17.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,871
• − Mortgage interest: −$3,585
• − Property taxes: −$746
• − Insurance: −$1,118
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$1,862
• Taxable income: $4,341
• Est. tax owed @ 24.0%: −$1,042
• After-tax cash flow: $4,025/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: Middletown Area SD
• NCES district ID: 4215240
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $53,128
• Composite: 33.08/100
• National rank: #5567
• State rank: #368 of 539 in PA

Livability — Highspire

• Score: 63/100
• State rank: #1272
• US rank: #15383

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• City population: 23,560
• 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

+162.8% since first listed

2 events — show timeline

• 2026-05-04 Listed $64,000 BRIGHT MLS
• 1996-01-16 Sold (Public Records) $24,350 Public Records

Property tax history

+1.5%/yr

Latest (2026): $746 · +4.7% YoY. Source: county tax records.