1428 Timber Chase Dr · Enola, PA 17050

$239,900

2 bd · 1.5 ba · 1,080 sqft · Townhouse public records · 4 Days on market

Built 1997 Est $218k · 10% over $180/mo HOA · 10% of rent

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Why this score? — see what drove the F 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 +8.1/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• ARV discount +3.0/15.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don’t miss out on this charming brick townhome, nestled along the tree lined streets of the desirable community of Timber Chase, in award-winning Cumberland Valley School District. This 2 bedroom, 2.5 bathroom townhome is move in ready condition. Wonderful open concept floor plan offers a spacious living room with LVP flooring, kitchen, dining area and powder room. Kitchen offers ample countertop and cabinet space, double bowl sink overlooking the beautiful trees, new smooth top range, and microwave. Sliding glass door in the dining area opens to the private deck where you can sip your morning coffee while enjoying the sounds of nature. Upstairs you’ll find two spacious bedrooms and full bath. Need more space, no problem! Venture to the finished lower level with full bathroom that provides many options for an additional family room, bedroom, in-law suite, office and more. Walk out to a private patio with views of the trees and creek below! Roof replaced in 2020. Newer carpet on second floor and lower level. Heat Pump replaced in 2018. HOA covers the exterior maintenance, lawn care and snow removal. Conveniently near interstate 81, shopping, dining and more! Low Hampden Township taxes. Call today for your own private showing!

Key facts

• Private deck
• Gym
• Media room

Tags

• PRIVATE DECK
• PRIVATE BACKYARD VIEW
• MATURE TREES
• MEDIA ROOM
• HOME OFFICE
• GYM

Property features AI

Finance

• HOA & community: Condo fee $180 monthly covering common area maintenance, lawn maintenance and snow removal

Exterior

• Parking: Assigned parking in parking lot (2 spaces, assigned space #1428)
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium interior townhouse/rowhouse; Property managed by property manager
• Construction: Brick, frame and vinyl siding construction; Block foundation; Asphalt/fiberglass shingle roof; Year built (assessor)
• Exterior features: Deck(s); Patio(s); Exterior lighting; Sidewalks; Walkout-level basement; Partially finished full basement

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: 2 bedrooms on the upper level
• Flooring: Carpet; Tile/Brick; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and hot water
• Interior features: Open floor plan with recessed lighting; Ceiling fans; Sliding glass door
• Laundry & utility: Laundry on lower floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $240k.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (17.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (21.9% below list).
• Recommended offer: $187k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.4% in Enola — 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 79/100 on livability (#243 in PA, #2,077 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute D+, amenities F.
• 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: Hampden El Sch (math 65% / reading 75%, grade A-, #147 of 1,518 statewide, top 10%, 530 students, 27% FRL); Mountain View Ms (math 46% / reading 70%, grade B, #59 of 512 statewide, top 12%, 1,378 students, 26% FRL); Cumberland Valley Hs (math 66% / reading 24%, grade D-, #191 of 437 statewide, top 44%, 3,035 students, 25% FRL).
• Market conditions: Rents rising (+2.0%/yr); 341 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 23y ago 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.
• Current owner paid $186k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,258 (21.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 0.78% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $218,160
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1231 Timber View Dr	0.02mi	2/2.0	1,040 (-4%)	10mo	$175,000	$168	83
4178 Kittatinny Dr	0.20mi	2/1.5	1,120 (+4%)	8mo	$225,500	$201	78
1471 Olde Oak Ct	0.21mi	2/2.0	1,040 (-4%)	9mo	$210,000	$202	75
4125 Kittatinny Dr	0.28mi	2/1.5	1,120 (+4%)	21mo	$240,000	$214	63
4143 Kittatinny Dr	0.25mi	2/2.0	1,120 (+4%)	23mo	$235,000	$210	61
1233 Hunters Ridge Dr	0.11mi	2/2.5	1,232 (+14%)	20mo	$230,000	$187	51

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: -24.6%
• Equity multiple: 0.17×
• Total profit: $-55,866
• Equity at exit: $35,770

10-year hold

• IRR: -23.5%
• Equity multiple: -0.12×
• Total profit: $-75,497
• Equity at exit: $20,742

Cash invested: $67,172 (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: 341
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$180 /mo · $2,155/yr
• Insurance: −$100
• HOA: −$180
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-238

Break-even live

Break-even rent $2,174

Max offer price $197,816

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-170	+0% $-238	+5% $-306	+10% $-374
Rent	-10% $-386	-5% $-312	+0% $-238	+5% $-164	+10% $-90
Rate	-1.0pp $-117	-0.5pp $-177	base $-238	+0.5pp $-300	+1.0pp $-364

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2208 Gleim Ct Enola, PA	3.0	3.0	1418	$2,050	$1.45	45d	1	0.78mi
2320 Hadley Blvd Unit 108 Enola, PA	1.0	1.0	744	$1,542	$2.07	15d	1	1.06mi
2305 Hadley Blvd Unit 106 Enola, PA	1.0	1.0	847	$1,629	$1.92	15d	1	1.07mi
2340 Hadley Blvd Unit 208 Enola, PA	2.0	2.0	1128	$1,750	$1.55	15d	1	1.07mi
2340 Hadley Blvd Unit 405 Enola, PA	1.0	1.0	991	$1,703	$1.72	15d	1	1.07mi
2340 Hadley Blvd Unit 307 Enola, PA	3.0	2.0	1372	$2,076	$1.51	15d	1	1.07mi
3701 Lilac Ln Enola, PA	1.0–3.0	1.0–2.0	1290	$1,885	$1.46	15d	25	1.33mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: landscapingsnow removalexterior maint.

Listing history 4 events

1. 2026-06-08
   status $239,900 Pending 4 DOM
2. 2026-06-07
   days on market $239,900 Active 4 DOM
3. 2026-06-05
   remarks 699-char remark
4. 2026-06-05
   listed $239,900 Active 1 DOM

ⓘ 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: $2,155 · $180/mo
• Projected year-2 tax: $2,972 · $248/mo
• Expected delta: +$818/yr (+$68/mo · 38.0%)

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

Taxation est. · year 1

• Rental income: $22,471
• − Mortgage interest: −$13,438
• − Property taxes: −$2,155
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$2,160
• − Depreciation: −$6,979
• Taxable loss: −$7,056
• Est. tax savings @ 24.0%: +$1,693
• After-tax cash flow: $-1,165/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 — Enola

• Score: 79/100
• State rank: #243
• US rank: #2077

Category grades

Amenities F Commute D+ Cost of living A+ Crime B+ Employment C- 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: 17,648
• 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

+130.7% since first listed

12 events — show timeline

• 2026-06-03 Listed $239,900 BRIGHT MLS
• 2021-08-26 Sold (Public Records) $185,900 Public Records
• 2021-08-24 Sold (MLS) $185,900 BRIGHT MLS
• 2021-05-17 Pending — BRIGHT MLS
• 2021-05-11 Listed $175,000 BRIGHT MLS
• 2019-08-23 Sold (Public Records) $149,900 Public Records
• 2019-08-22 Listing Removed — BRIGHT MLS
• 2019-08-22 Sold (MLS) $149,900 BRIGHT MLS
• 2019-08-10 Pending — BRIGHT MLS
• 2019-08-08 Listed $149,900 BRIGHT MLS
• 2003-11-03 Sold (MLS) $95,950 BRIGHT MLS
• 2003-08-08 Listed $104,000 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $2,155 · +3.2% YoY. Source: county tax records.