4 Meadow Run · Paxtonia, PA 17112

$68,000

2 bd · 1.0 ba · 952 sqft · Manufactured public records · 34 Days on market

Built 1983 $748/mo HOA · 52% of rent

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Why this score? — see what drove the D+ 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 +12.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ community. West Hanover Twp. Updated 2 bedrooms, 2 baths, dining area, kitchen w/ apps, living room, laundry, sunroom. Move right in!

Key facts

• Close to dining
• En-suite bath
• Quick access to i-81

Tags

• QUICK ACCESS TO I-81
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO MEDICAL FACILITIES
• FUNCTIONAL LAYOUT
• EN-SUITE BATH

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Senior community (55+); Pets allowed with size/weight restrictions; Make: Citation
• HOA & community: Monthly HOA fee includes snow removal, road maintenance, and common area maintenance; HOA fee charged monthly; Other monthly fee

Exterior

• Parking: Paved driveway with 2 driveway spaces; Off-street parking (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer; 100 Amp electric service; Natural gas available; Hot water: electric; Phone and cable TV service; Municipal trash service
• Home design: Manufactured single-wide home; Faces north; Above-grade living space
• Construction: Vinyl siding; Fiberglass/asphalt roof; Crawl space foundation; Estimated year built
• Exterior features: Deck(s); Outbuilding(s); Rented lot

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms on the main level (Master Bedroom, Bedroom 2)
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Dining area; Sun/Florida room; Living room
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $66k (2.3% below list).
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#233 in PA, #2,016 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities D, commute F.
• Central Dauphin SD (suburban): math 30% / reading 52% proficiency, ranked #305 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Central Dauphin Shs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,975 students, 33% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 311 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).
• This rent is only 17% of the median local income ($104k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $28k; list at $68k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,960 (3.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.13% ✓
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.64% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.31×
• Total profit: $-13,099
• Equity at exit: $10,139

10-year hold

• IRR: -20.9%
• Equity multiple: 0.05×
• Total profit: $-18,141
• Equity at exit: $5,879

Cash invested: $19,040 (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 17112

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$18 /mo · $211/yr
• Insurance: −$28
• HOA: −$748
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-9

Break-even live

Break-even rent $1,456

Max offer price $66,422

Occupancy floor 96%

Sensitivity live

Price	-10% $30	-5% $10	+0% $-9	+5% $-28	+10% $-47
Rent	-10% $-123	-5% $-66	+0% $-9	+5% $48	+10% $105
Rate	-1.0pp $25	-0.5pp $8	base $-9	+0.5pp $-27	+1.0pp $-44

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Sarhelm Rd Unit E Harrisburg, PA	2.0	1.0	900	$1,200	$1.33	44d	1	0.21mi
25 Sarhelm Rd Unit D Harrisburg, PA	2.0	1.0	950	$1,200	$1.26	24d	1	0.21mi

HOA detail

• Monthly dues: $748 · $8,976/yr

Listing history 9 events

1. 2026-06-01
   statusdays on market $68,000 Pending 34 DOM
2. 2026-05-31
   days on market $68,000 Active 33 DOM
3. 2026-05-31
   days on market $68,000 Active 32 DOM
4. 2026-04-28
   listed $68,000 Active 1543-char remark
5. 2015-03-18
   soldstatus $27,500 137-char remark

   Show marketing remark (137 chars)

   55+ community. West Hanover Twp. Updated 2 bedrooms, 2 baths, dining area, kitchen w/ apps, living room, laundry, sunroom. Move right in!

6. 2015-02-28
   historical 137-char remark

   Show marketing remark (137 chars)

   55+ community. West Hanover Twp. Updated 2 bedrooms, 2 baths, dining area, kitchen w/ apps, living room, laundry, sunroom. Move right in!

7. 2015-02-10
   listed $31,000 137-char remark

   Show marketing remark (137 chars)

   55+ community. West Hanover Twp. Updated 2 bedrooms, 2 baths, dining area, kitchen w/ apps, living room, laundry, sunroom. Move right in!

8. 1997-08-08
   soldstatus $32,000
9. 1988-02-04
   soldstatus $30,000

ⓘ 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: $211 · $18/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$432/yr (+$36/mo · 204.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,341
• − Mortgage interest: −$3,809
• − Property taxes: −$211
• − Insurance: −$340
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$8,976
• − Depreciation: −$1,978
• Taxable loss: −$748
• Est. tax savings @ 24.0%: +$180
• After-tax cash flow: $72/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: Central Dauphin SD
• NCES district ID: 4205400
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 52% ▼ -7.00%
• Median HH income: $62,792
• Composite: 36.46/100
• National rank: #4664
• State rank: #305 of 539 in PA

Livability — Paxtonia

• Score: 79/100
• State rank: #233
• US rank: #2016

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 38,502
• Household income: $103,876
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 412.0

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 (78%)
• Race & ethnicity: White 78% Black 8% Asian 7% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 3% Iranian 2% Lithuanian 2%
• Foreign-born: 9% · India, Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 1% Other Asian/Pacific 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: ▼ -207.10%
• Current HPI: 244.5366
• Rent YoY: ▲ 1.64%
• 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

+126.7% since first listed

7 events — show timeline

• 2026-06-01 Pending — BRIGHT MLS
• 2026-04-28 Listed $68,000 BRIGHT MLS
• 2015-03-18 Sold (MLS) $27,500 BRIGHT MLS
• 2015-02-28 Listing Removed — BRIGHT MLS
• 2015-02-10 Listed $31,000 BRIGHT MLS
• 1997-08-08 Sold (Public Records) $32,000 Public Records
• 1988-02-04 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $211 · +5.9% YoY. Source: county tax records.