630 Palm City Park · Campbelltown, PA 17003

$89,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 5 Days on market

Built 1988 $97/sqft · 19% above area Est $76k · 19% over

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Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully remodeled throughout and beautifully updated, this bright and sun-filled home offers a fresh, cohesive look with the same stylish flooring flowing seamlessly throughout. The stunning kitchen is the heart of the home, featuring a sprawling island with a herringbone butcher block top, seating for two barstools( 2) stools remain, recent stainless steel appliances, a smart oven/stove, pull-out pantry drawers, under-cabinet lighting, and a water filtration system at the kitchen sink. Updated lighting and fresh paint throughout add to the clean, modern feel. Front covered porch leads to the 3 season room that's been insulated, has double hung window along with drywall and foam matt flooring. ( could be a "possible" 3rd bedroom if you added heat/cool or would make a nice hobby room, in-home gym or office). The primary bedroom offers a barn door entry to a spacious walk-in closet, along with a beautifully upgraded primary bathroom featuring a modern vanity with quartz countertop and an upgraded concealed-trap toilet. Additional bathroom updates provide a fresh, polished finish. Replacement windows with custom shades, all-new remote-controlled ceiling fans, smart thermostat features, and smart lighting touches add both comfort and convenience. Enjoy year-round comfort with a new HVAC system installed in November 2024, providing forced-air heat and central air. The home has also been thoughtfully improved with new gutters, heat tape wrapped around pipes beneath the home, updated lighting, and Verizon Fios wiring for internet. Outside, you’ll find extensive landscaping including a blueberry bush and Japanese maple tree, a paver walkway, firepit area, covered breezeway/porch for relaxing, a dedicated pad for garbage cans, and an insulated workshop/shed with electric. Located in the Annville-Cleona School District within a pet-friendly community. Lot rent is $430/month and includes sewer and trash collection. Water is billed by the community at $55 for up to 2,000 gallons of consumption. A beautifully remodeled home with thoughtful upgrades inside and out — move right in and enjoy!

Key facts

• Smart oven stove
• Sprawling island
• Remodeled throughout

Tags

• REMODELED THROUGHOUT
• SPRAWLING ISLAND
• HERRINGBONE BUTCHER BLOCK
• SMART OVEN STOVE
• PULL OUT PANTRY DRAWERS
• UNDER CABINET LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 13.3% vs local median 2.2% in Campbelltown — 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 69/100 on livability (#831 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: schools D, amenities F, commute F.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 167 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

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 $89,900

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.50% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.09%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $75,823
• List price: $89,900
• Delta: 18.70%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
528 Palm City Park	0.00mi	3/2.0 (+1)	924 (0%)	9mo	$76,500	$83	87

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.75×
• Total profit: $18,921
• Equity at exit: $13,404

10-year hold

• IRR: 26.9%
• Equity multiple: 3.36×
• Total profit: $59,518
• Equity at exit: $7,773

Cash invested: $25,172 (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 17003

• Active inventory: 167
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,351 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$32 /mo · $384/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $526

Break-even live

Break-even rent $685

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $577	-5% $552	+0% $526	+5% $501	+10% $475
Rent	-10% $420	-5% $473	+0% $526	+5% $580	+10% $633
Rate	-1.0pp $572	-0.5pp $549	base $526	+0.5pp $503	+1.0pp $479

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-16
   listed $89,900 Active 2133-char remark

   Show marketing remark (2133 chars)

   Fully remodeled throughout and beautifully updated, this bright and sun-filled home offers a fresh, cohesive look with the same stylish flooring flowing seamlessly throughout. The stunning kitchen is the heart of the home, featuring a sprawling island with a herringbone butcher block top, seating for two barstools( 2) stools remain, recent stainless steel appliances, a smart oven/stove, pull-out pantry drawers, under-cabinet lighting, and a water filtration system at the kitchen sink. Updated lighting and fresh paint throughout add to the clean, modern feel. Front covered porch leads to the 3 season room that's been insulated, has double hung window along with drywall and foam matt flooring. ( could be a "possible" 3rd bedroom if you added heat/cool or would make a nice hobby room, in-home gym or office). The primary bedroom offers a barn door entry to a spacious walk-in closet, along with a beautifully upgraded primary bathroom featuring a modern vanity with quartz countertop and an upgraded concealed-trap toilet. Additional bathroom updates provide a fresh, polished finish. Replacement windows with custom shades, all-new remote-controlled ceiling fans, smart thermostat features, and smart lighting touches add both comfort and convenience. Enjoy year-round comfort with a new HVAC system installed in November 2024, providing forced-air heat and central air. The home has also been thoughtfully improved with new gutters, heat tape wrapped around pipes beneath the home, updated lighting, and Verizon Fios wiring for internet. Outside, you’ll find extensive landscaping including a blueberry bush and Japanese maple tree, a paver walkway, firepit area, covered breezeway/porch for relaxing, a dedicated pad for garbage cans, and an insulated workshop/shed with electric. Located in the Annville-Cleona School District within a pet-friendly community. Lot rent is $430/month and includes sewer and trash collection. Water is billed by the community at $55 for up to 2,000 gallons of consumption. A beautifully remodeled home with thoughtful upgrades inside and out — move right in and enjoy!

2. 2026-05-15
   historical
3. 2026-04-18
   price $90,000
4. 2026-04-07
   price $97,998
5. 2025-10-25
   listed $99,998 Active
6. 2025-10-20
   historical
7. 2024-07-01
   soldstatus $79,000 Closed
8. 2024-06-01
   status Pending
9. 2024-04-30
   listed $89,551 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: $384 · $32/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$518/yr (+$43/mo · 135.0%)

ⓘ 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 4/10 Moderate 10% 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: $16,210
• − Mortgage interest: −$5,036
• − Property taxes: −$384
• − Insurance: −$450
• − Repairs & maintenance: −$1,297
• − Management: −$1,297
• − Depreciation: −$2,615
• Taxable income: $5,132
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $5,083/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — Campbelltown

• Score: 69/100
• State rank: #831
• US rank: #8645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,968
• Population (ZIP): 11,932

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.06%
• Current HPI: 193.333
• Rent YoY: —
• Metro: —
• 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

+0.4% since first listed

9 events — show timeline

• 2026-05-16 Listed $89,900 BRIGHT MLS
• 2026-05-15 Listing Removed — BRIGHT MLS
• 2026-04-18 Price Changed $90,000 BRIGHT MLS
• 2026-04-07 Price Changed $97,998 BRIGHT MLS
• 2025-10-25 Listed $99,998 BRIGHT MLS
• 2025-10-20 Coming Soon — BRIGHT MLS
• 2024-07-01 Sold (MLS) $79,000 BRIGHT MLS
• 2024-06-01 Pending — BRIGHT MLS
• 2024-04-30 Listed $89,551 BRIGHT MLS

Property tax history

+3.3%/yr

Latest (2026): $384 · +4.5% YoY. Source: county tax records.