76 Mic Nan Dr · Highspire, PA 17057

$95,000

3 bd · 2.0 ba · 1,792 sqft · Manufactured public records · 21 Days on market

Built 1990 $53/sqft · 64% below area $465/mo HOA · 25% of rent

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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 +29.9/30.0
• 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 MLS

This mobile home is beautiful! Lots of space in this 1700 Sq. Ft. home. Great spacious kitchen w/ separate breakfast nook. Formal dining room & living room with built-in cabinetry. Family room has a corner wood burning fireplace, master bath has both a garden tub & shower. Replaced roof (2006), furnace (2005), air conditioning (2004). Large 12 x 30 deck & storage shed. Lot rent $285/mo. , which includes water, sewer & trash.

Key facts

• Private deck
• Spacious kitchen
• Paved driveway

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS KITCHEN
• PRIVATE DECK
• LARGE STORAGE SHED
• PAVED DRIVEWAY
• DEDICATED OFF-STREET PARKING

Property features AI

Finance

• Other: Property manager present; Private road responsibility; Located in Lower Swatara Township (Little Hollywood Mobile Home Park)
• Financial info: Improvement assessed at $35,900; Annual tax information available
• HOA & community: Monthly ground rent/HOA fee of $465; Ground rent paid monthly; HOA fee includes trash, snow removal, sewer and water; Ground rent exists

Exterior

• Parking: Off-street parking with 2 spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Electric hot water
• Home design: Manufactured home (double wide); Estimated year built
• Construction: Frame construction; Composite roof; Other structures above and below grade
• Exterior features: Level lot; Rented lot; Deck(s); Not in a federal flood zone; No basement

Interior

• Kitchen: Dishwasher; Gas range/oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Ceiling fans for cooling; Electric hot water
• Interior features: Breakfast area; Formal separate dining room; One fireplace
• Laundry & utility: Washer and dryer on the main floor

🏷️ Possibly a rental listed for sale. The $95,000 price doesn't fit this home's estimated sale value (~$261,689) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 4.0% 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: Kunkel El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 375 students, 48% FRL); Middletown Area Ms (math 16% / reading 42%, grade F, #391 of 512 statewide, top 77%, 554 students, 63% FRL); 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; 2 comparable units currently listed for rent nearby; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent runs 30% of the median local income ($73k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $30k; list at $95k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.96% ✓
• Cap rate: 10.73%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 4.2

CMA / ARV

• ARV (median comp): $261,689
• List price: $95,000
• Delta: -63.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $4,643
• Equity at exit: $14,165

10-year hold

• IRR: 12.3%
• Equity multiple: 1.89×
• Total profit: $23,624
• Equity at exit: $8,214

Cash invested: $26,600 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$465
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $351

Break-even live

Break-even rent $1,420

Max offer price $95,000

Occupancy floor 76%

Sensitivity live

Price	-10% $405	-5% $378	+0% $351	+5% $324	+10% $297
Rent	-10% $204	-5% $277	+0% $351	+5% $425	+10% $498
Rate	-1.0pp $399	-0.5pp $375	base $351	+0.5pp $326	+1.0pp $301

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Amber Ln Harrisburg, PA	2.0–3.0	2.5	1414	$2,260	$1.60	15d	9	0.95mi
5069 Stacey Dr E Harrisburg, PA	1.0–3.0	1.0–2.0	942	$1,650	$1.75	15d	9	1.11mi

HOA detail

• Monthly dues: $465 · $5,580/yr
• Likely covers: watersewertrash

Listing history 14 events

1. 2026-06-07
   statusdays on market $95,000 Pending 21 DOM
2. 2026-06-05
   days on market $95,000 Active 20 DOM
3. 2026-06-03
   days on market $95,000 Active 19 DOM
4. 2026-06-02
   days on market $95,000 Active 18 DOM
5. 2026-06-01
   days on market $95,000 Active 17 DOM
6. 2026-05-31
   days on market $95,000 Active 16 DOM
7. 2026-05-31
   days on market $95,000 Active 15 DOM
8. 2026-05-15
   listed $95,000 Active 1282-char remark
9. 2009-01-21
   soldstatus $29,500 452-char remark

   Show marketing remark (452 chars)

   This mobile home is beautiful! Lots of space in this 1700 Sq. Ft. home. Great spacious kitchen w/ separate breakfast nook. Formal dining room & living room with built-in cabinetry. Family room has a corner wood burning fireplace, master bath has both a garden tub & shower. Replaced roof (2006), furnace (2005), air conditioning (2004). Large 12 x 30 deck & storage shed. Lot rent $285/mo. , which includes water, sewer & trash.

10. 2009-01-06
    historical 452-char remark

    Show marketing remark (452 chars)

    This mobile home is beautiful! Lots of space in this 1700 Sq. Ft. home. Great spacious kitchen w/ separate breakfast nook. Formal dining room & living room with built-in cabinetry. Family room has a corner wood burning fireplace, master bath has both a garden tub & shower. Replaced roof (2006), furnace (2005), air conditioning (2004). Large 12 x 30 deck & storage shed. Lot rent $285/mo. , which includes water, sewer & trash.

11. 2008-09-03
    listed $32,000 452-char remark

    Show marketing remark (452 chars)

    This mobile home is beautiful! Lots of space in this 1700 Sq. Ft. home. Great spacious kitchen w/ separate breakfast nook. Formal dining room & living room with built-in cabinetry. Family room has a corner wood burning fireplace, master bath has both a garden tub & shower. Replaced roof (2006), furnace (2005), air conditioning (2004). Large 12 x 30 deck & storage shed. Lot rent $285/mo. , which includes water, sewer & trash.

12. 2003-05-19
    soldstatus $32,900

    Show marketing remark (299 chars)

    Luxurious open living, featuring chef's dream kitchen. Kitchen is immaculate. Llving room with corner fireplace. Formal dining room and charming built-in cabinets, separate dining area, master bath w/ sunken tub and skylight, peaceful deck w/ shade trees. Call to view now. Lot rent is $245 a month.

13. 2002-10-01
    listed $34,900

    Show marketing remark (299 chars)

    Luxurious open living, featuring chef's dream kitchen. Kitchen is immaculate. Llving room with corner fireplace. Formal dining room and charming built-in cabinets, separate dining area, master bath w/ sunken tub and skylight, peaceful deck w/ shade trees. Call to view now. Lot rent is $245 a month.

14. 1991-04-16
    soldstatus $50,750

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$38/yr (+$3/mo · 2.7%)

ⓘ 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 ≥102°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $22,365
• − Mortgage interest: −$5,321
• − Property taxes: −$1,424
• − Insurance: −$475
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$5,580
• − Depreciation: −$2,764
• Taxable income: $3,222
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,437/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: 2,988
• 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

+87.2% since first listed

8 events — show timeline

• 2026-06-05 Pending — BRIGHT MLS
• 2026-05-15 Listed $95,000 BRIGHT MLS
• 2009-01-21 Sold (MLS) $29,500 BRIGHT MLS
• 2009-01-06 Listing Removed — BRIGHT MLS
• 2008-09-03 Listed $32,000 BRIGHT MLS
• 2003-05-19 Sold (MLS) $32,900 BRIGHT MLS
• 2002-10-01 Listed $34,900 BRIGHT MLS
• 1991-04-16 Sold (Public Records) $50,750 Public Records

Property tax history

+1.5%/yr

Latest (2026): $1,424 · +4.7% YoY. Source: county tax records.