125 Shippensburg Mobile Es Tp- · Shippensburg, PA 17257

$85,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 5 Days on market

Built 1997 ↓ 5% since listing

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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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A great layout and thoughtful updates make this mobile home a must-see. The updated kitchen flows into the dining area and living room, creating a spacious main area with an open feel. The bedrooms offer ample space, and two full bathrooms make this mobile home a rare find. Standout features are the enclosed porch and large deck, offering ideal spots for entertaining, hobbies, or having you own private place to relax. The mini-split system provides efficient heating and cooling, and both the system and the roof are less than 3 years old, adding additional peace of mind. Accessibility is also a highlight, with a built-in ramp on the deck, grab bars, and a walk-in shower for ease of use. Situ

Key facts

• Built 1997
• Listed 5 days

Property features AI

Finance

• Other: Property manager present; Pets allowed with restrictions (cats and dogs OK, breed restrictions and number limits)
• Financial info: Ground rent payment: monthly

Exterior

• Parking: On-street parking
• Utilities: Public sewer; Community water; 200+ amp electric service
• Home design: Manufactured double-wide home; Single-story living (main-level bedrooms and baths)
• Construction: Modular / manufactured construction; Crawl space foundation; Above- and below-grade structures noted
• Exterior features: Deck(s); Enclosed outdoor living area; Wrap-around porch; Porch(es); Patio(s); Shed; Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Kitchen: Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heat (electric); Ductless / mini-split cooling; Electric hot water
• Interior features: No basement; Multiple access exits; Grab bars installed; Main-level ramp
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Cap rate 16.0% 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.
• Zoned schools: Shippensburg Area Shs (math 71% / reading 30%, grade D+, #131 of 437 statewide, top 30%, 1,138 students, 46% FRL) — zoned schools average 46% FRL vs 30% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 161 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $85,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.87% ✓
• Cap rate: 16.04%
• Cash-on-cash: 34.80%
• DSCR: 2.55
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 30.3%
• Equity multiple: 2.27×
• Total profit: $30,189
• Equity at exit: $12,674

10-year hold

• IRR: 37.5%
• Equity multiple: 4.48×
• Total profit: $82,922
• Equity at exit: $7,349

Cash invested: $23,800 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,586 high
• Mortgage (P&I): −$446
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $690

Break-even live

Break-even rent $712

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $738	-5% $714	+0% $690	+5% $666	+10% $642
Rent	-10% $565	-5% $627	+0% $690	+5% $753	+10% $815
Rate	-1.0pp $733	-0.5pp $712	base $690	+0.5pp $668	+1.0pp $646

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Deerfield Ln Shippensburg, PA	3.0	2.0	1264	$1,595	$1.26	24d	1	0.38mi
735 E King St Shippensburg, PA	3.0	2.0	1664	$1,850	$1.11	44d	1	0.44mi
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	0.80mi
122 Cardinal Dr Shippensburg, PA	3.0	2.5	2032	$1,950	$0.96	44d	1	0.82mi
401 E Neff St Shippensburg, PA	2.0	1.0	1400	$1,295	$0.93	21d	1	0.93mi
9 E Burd St Unit 1 Shippensburg, PA	3.0	1.0	1400	$1,400	$1.00	44d	1	1.33mi
353 Farmington Dr Shippensburg, PA	3.0–4.0	2.0	1675	$1,900	$1.13	14d	1	1.39mi
34 N Earl St Unit 2 Shippensburg, PA	3.0	1.0	1550	$1,350	$0.87	24d	1	1.39mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	14d	6	1.41mi
1007 Hot Point Ave Shippensburg, PA	4.0	2.5	1654	$1,550	$0.94	44d	1	1.46mi

Listing history 12 events

1. 2026-06-07
   statusdays on market $85,000 Pending 5 DOM
2. 2026-06-03
   days on market $85,000 Active 3 DOM
3. 2026-06-02
   days on market $85,000 Active 2 DOM
4. 2026-06-01
   statusdays on market $85,000 Active 1 DOM
5. 2026-06-01
   remarks 699-char remark
6. 2026-05-31
   days on market $85,000 Coming Soon 3 DOM
7. 2026-05-31
   days on market $85,000 Coming Soon 2 DOM
8. 2026-05-28
   historical $85,000
9. 2025-09-19
   historical
10. 2025-08-29
    price $79,900
11. 2025-08-05
    price $84,900
12. 2025-05-09
    listed $89,900 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: $980 · $82/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$182/yr (+$15/mo · 18.5%)

ⓘ 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: $19,032
• − Mortgage interest: −$4,761
• − Property taxes: −$980
• − Insurance: −$425
• − Repairs & maintenance: −$1,523
• − Management: −$1,523
• − Depreciation: −$2,473
• Taxable income: $7,348
• Est. tax owed @ 24.0%: −$1,764
• After-tax cash flow: $6,518/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

-5.5% since first listed

5 events — show timeline

• 2026-05-28 Coming Soon $85,000 BRIGHT MLS
• 2025-09-19 Listing Removed — BRIGHT MLS
• 2025-08-29 Price Changed $79,900 BRIGHT MLS
• 2025-08-05 Price Changed $84,900 BRIGHT MLS
• 2025-05-09 Listed $89,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $980 · +3.5% YoY. Source: county tax records.