3 Meadow Run Pl · West Hanover, PA 17112

$64,900

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 3 Days on market

Built 1983

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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 +3.6/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 55+ community. 2 spacious bedrooms, 2 bathrooms, and a bumped out living room for more space. New roof in 2017. Laundry area, storage shed, and 2 car driveway. Enjoy the outdoors on the enclosed sunroom or back deck. $475 lot rent includes water. $1000 towards carpet replacement and one year home warranty included.

Key facts

• Screened front porch
• Off street parking
• Water heater

Tags

• SCREENED FRONT PORCH
• REAR PORCH
• CENTRAL AIR
• REAR SHED WITH ELECTRIC
• OFF STREET PARKING
• WATER HEATER

Property features AI

Finance

• Financial info: Improvement assessed value noted by assessor
• HOA & community: Ground rent of $738 paid monthly; Senior community with 55+ age requirement; Property manager present; Pets allowed with number limit

Exterior

• Parking: Off-street parking for 2 vehicles (total 2 garage/parking spaces)
• Utilities: Public sewer; Community water; Electric service
• Home design: Manufactured home (single wide, Schultz); Assessor provided year built; Located in a 55+ senior community; Ground rent ownership
• Construction: Metal siding; Single wide mobile home — 14 ft by 70 ft
• Exterior features: Porch(es), including screened porch; Bump-outs; Shed

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Luxury vinyl plank flooring; Screened porch
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $65k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $64,900

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: 2.23% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.79%
• DSCR: 3.22
• GRM: 3.7

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: 46.0%
• Equity multiple: 2.96×
• Total profit: $35,535
• Equity at exit: $9,677

10-year hold

• IRR: 51.2%
• Equity multiple: 5.67×
• Total profit: $84,921
• Equity at exit: $5,611

Cash invested: $18,172 (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 17112

• Rents YoY: 1.6%
• Active inventory: 311
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$20 /mo · $244/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $754

Break-even live

Break-even rent $491

Max offer price $64,900

Occupancy floor 43%

Sensitivity live

Price	-10% $791	-5% $772	+0% $754	+5% $736	+10% $717
Rent	-10% $640	-5% $697	+0% $754	+5% $811	+10% $868
Rate	-1.0pp $787	-0.5pp $770	base $754	+0.5pp $737	+1.0pp $720

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: $16,225
• Closing costs: $1,947
• 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

Listing history 4 events

1. 2026-06-18
   days on market $64,900 Active 3 DOM
2. 2026-06-17
   days on market $64,900 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $64,900 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: $244 · $20/mo
• Projected year-2 tax: $635 · $53/mo
• Expected delta: +$391/yr (+$33/mo · 160.5%)

ⓘ 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: −$3,635
• − Property taxes: −$244
• − Insurance: −$324
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$1,888
• Taxable income: $8,475
• Est. tax owed @ 24.0%: −$2,034
• After-tax cash flow: $7,013/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 — West Hanover

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

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

+86.0% since first listed

20 events — show timeline

• 2026-06-15 Listed $64,900 BRIGHT MLS
• 2018-10-03 Listing Removed — BRIGHT MLS
• 2018-10-03 Pending — BRIGHT MLS
• 2018-10-02 Listing Removed — BRIGHT MLS
• 2018-05-02 Sold (MLS) $27,500 BRIGHT MLS
• 2018-04-03 Listing Removed — BRIGHT MLS
• 2018-02-25 Listed $34,000 BRIGHT MLS
• 2015-09-25 Sold (MLS) $12,000 BRIGHT MLS
• 2015-09-25 Listing Removed — BRIGHT MLS
• 2015-09-25 Listing Removed — BRIGHT MLS
• 2015-09-02 Listing Removed — BRIGHT MLS
• 2014-08-13 Listed $17,000 BRIGHT MLS
• 2014-08-13 Listed $17,000 BRIGHT MLS
• 2014-07-23 Listed $17,000 BRIGHT MLS
• 2010-05-20 Sold (MLS) $30,000 BRIGHT MLS
• 2010-04-21 Listing Removed — BRIGHT MLS
• 2010-01-26 Listed $33,900 BRIGHT MLS
• 2005-01-31 Sold (MLS) $26,500 BRIGHT MLS
• 2004-10-25 Listing Removed — BRIGHT MLS
• 2004-10-25 Listed $34,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $244 · +5.9% YoY. Source: county tax records.