168 Shippensburg Mobile Es #tp- · Shippensburg, PA 17257

$30,900

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 4 Days on market

Built 1980 Est $59k · 48% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Newly remodeled and move-in ready! This 3-bedroom, 1-bath home has been updated throughout and features brand-new appliances, water heater and more for added convenience and peace of mind. Enjoy a fresh, modern feel with thoughtful renovations that make this home perfect for comfortable everyday living. A storage shed provides extra space for tools, lawn equipment, or seasonal items. Don't miss this opportunity to own an affordable, turnkey home. Buyer must obtain park approval upon acceptance of an offer.

Key facts

• Water heater
• Storage shed
• Brand-new appliances

Tags

• BRAND-NEW APPLIANCES
• WATER HEATER
• STORAGE SHED

Property features AI

Finance

• Other: Property manager present
• Financial info: Monthly ground rent of $681

Exterior

• Parking: Driveway parking; Two driveway spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public septic; Electric hot water; Propane heating (leased)
• Home design: Manufactured single-wide home; Very good condition; Ground rent ownership
• Construction: Aluminum siding; Metal roof; Manufactured structure
• Exterior features: Paved driveway

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) fuel for heating; Electric hot water
• Interior features: Paneled walls; Laminate plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $31k.

Deal economics

• At list price, monthly cash flow is $933 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $31k).
• Cap rate 42.5% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $214 of loan paydown is wiped out by about $927 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 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 $30,900

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. 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: 4.58% ✓
• Cap rate: 42.53%
• Cash-on-cash: 129.42%
• DSCR: 6.76
• GRM: 1.8

CMA / ARV

• ARV (on-the-fly): $59,094
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Noaker Cir	0.10mi	3/1.0	880 (-6%)	21mo	$55,000	$63	68

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: —
• Equity multiple: 7.29×
• Total profit: $54,426
• Equity at exit: $4,607

10-year hold

• IRR: —
• Equity multiple: 15.32×
• Total profit: $123,931
• Equity at exit: $2,672

Cash invested: $8,652 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$162
• Tax from tax record: −$9 /mo · $107/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $933

Break-even live

Break-even rent $233

Max offer price $30,900

Occupancy floor 29%

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: $7,725
• Closing costs: $927
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Kenneth Ave Shippensburg, PA	1.0–4.0	2.0	745	$1,630	$2.19	14d	1	0.82mi
111 S Prince St Shippensburg, PA	2.0	1.0	700	$999	$1.43	14d	1	1.31mi
100 Bard Dr Shippensburg, PA	2.0–4.0	1.0–2.5	1116	$1,522	$1.36	14d	6	1.38mi

Listing history 5 events

1. 2026-06-18
   days on market $30,900 Active 4 DOM
2. 2026-06-17
   days on market $30,900 Active 3 DOM
3. 2026-06-16
   days on market $30,900 Active 2 DOM
4. 2026-06-15
   remarks 511-char remark
5. 2026-06-15
   listed $30,900 Active 1 DOM

ⓘ 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: $107 · $9/mo
• Projected year-2 tax: $298 · $25/mo
• Expected delta: +$191/yr (+$16/mo · 177.7%)

ⓘ 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 ≥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: $16,966
• − Mortgage interest: −$1,731
• − Property taxes: −$107
• − Insurance: −$154
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$899
• Taxable income: $11,360
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $8,471/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

1 event — show timeline

• 2026-06-14 Listed $30,900 BRIGHT MLS

Property tax history

+2.9%/yr

Latest (2026): $107 · +3.5% YoY. Source: county tax records.