4540 Rolo Ct · Upper Allen, PA 17055

$79,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 286 Days on market

Built 2025 $110/sqft · 138% above area ↓ 16% 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 +4.3/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

Key facts

• Built 2025
• Listed 286 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% 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.
• Mechanicsburg Area SD (suburban): math 38% / reading 60% proficiency, ranked #175 of 539 in PA (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 287 active listings in the ZIP; solid renter incomes; 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 $552 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 + 1.9% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.94% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.94%
• DSCR: 2.60
• GRM: 4.3

CMA / ARV

• ARV (median comp): $31,153
• List price: $79,900
• Delta: 156.47%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Rolo Ct	0.16mi	2/1.0	792 (+9%)	6mo	$30,000	$38	73

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 · 1.89% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.07×
• Total profit: $23,855
• Equity at exit: $11,913

10-year hold

• IRR: 33.1%
• Equity multiple: 3.85×
• Total profit: $63,681
• Equity at exit: $6,908

Cash invested: $22,372 (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 17055

• Rents YoY: 1.9%
• Active inventory: 287
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $604

Break-even live

Break-even rent $783

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 286 DOM
2. 2026-06-17
   days on market $79,900 Active 285 DOM
3. 2026-06-16
   days on market $79,900 Active 284 DOM
4. 2026-06-15
   days on market $79,900 Active 283 DOM
5. 2026-06-14
   days on market $79,900 Active 281 DOM
6. 2026-06-10
   days on market $79,900 Active 278 DOM
7. 2026-06-09
   days on market $79,900 Active 277 DOM
8. 2026-06-08
   days on market $79,900 Active 276 DOM
9. 2026-06-07
   days on market $79,900 Active 275 DOM
10. 2026-06-03
    days on market $79,900 Active 271 DOM
11. 2026-06-02
    days on market $79,900 Active 270 DOM
12. 2026-06-01
    days on market $79,900 Active 269 DOM
13. 2026-05-31
    days on market $79,900 Active 268 DOM
14. 2026-05-31
    days on market $79,900 Active 267 DOM
15. 2026-04-01
    price $79,900 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

16. 2026-01-19
    price $84,900 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

17. 2025-12-01
    status Active 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

18. 2025-11-30
    historical 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

19. 2025-11-02
    price $89,900 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

20. 2025-09-04
    listed $94,900 Active 620-char remark

    Show marketing remark (620 chars)

    REDUCED AS OWNER SAID SELL IT! GET ME A BUYER! NEW Park owners are rebranding the park name to TROUT RUN ! Roads will be paved and there will be assigned parking spaces numbered for each home , a new playground and dog park ! Brand new Commodore Astro Creations single wide boasts 2 bedrooms and kitchen open to the living room. Sewer $40 month, trash $20,Lot Rent$ 530 . Call for financing options available and a showing to suit your schedules Taxes are estimated as not on tax rolls until SOLD. Call to learn more! Park does it's own credit and background checks This is the newest and nicest unit in the park.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,566
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$2,324
• Taxable income: $6,400
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $5,708/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: Mechanicsburg Area SD
• NCES district ID: 4215030
• Math proficiency: 38% ▼ -16.00%
• Reading proficiency: 60% ▼ -12.00%
• Median HH income: $60,986
• Composite: 42.92/100
• National rank: #3118
• State rank: #175 of 539 in PA

Livability — Upper Allen

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

Census & demographics

• County: Cumberland County · 257,673 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 42,006
• Household income: $99,077
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 888.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 6% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Romanian 4% Slovak 3% Lithuanian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% Spanish 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: ▼ -202.92%
• Current HPI: 254.7596
• Rent YoY: ▲ 1.89%
• 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

-15.8% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $79,900 BRIGHT MLS
• 2026-01-19 Price Changed $84,900 BRIGHT MLS
• 2025-12-01 Relisted — BRIGHT MLS
• 2025-11-30 Listing Removed — BRIGHT MLS
• 2025-11-02 Price Changed $89,900 BRIGHT MLS
• 2025-09-04 Listed $94,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2023): $61 · +2.7% YoY. Source: county tax records.