2 S . Hollar Dr · Shippensburg, PA 17257

$35,900

3 bd · 2.0 ba · 952 sqft · Manufactured public records · 106 Days on market

Built 1989 $38/sqft · 199% above area ↓ 4% since listing

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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 +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

beautiful 3 bedroom and 2 baths mobile home located on rented lot, all appliances convey, metal roof, carport, large front porch with covered roof, propane heat, close to shopping and medical facilities, easy access to rt 11 and i-81. shippensburg schools, must be park approved for residency. contact park manager for application. nice location a must see home. great starter or retirement home.

Key facts

• Metal roof
• Large front porch
• Carport

Tags

• ALL APPLIANCES CONVEY
• METAL ROOF
• CARPORT
• LARGE FRONT PORCH
• PROPANE HEAT
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $36k.

Deal economics

• At list price, monthly cash flow is $861 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.1% 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.
• Market conditions: 161 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $248 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $32,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.84% ✓
• Cap rate: 35.07%
• Cash-on-cash: 102.77%
• DSCR: 5.57
• GRM: 2.2

CMA / ARV

• ARV (median comp): $12,000
• List price: $35,900
• Delta: 199.17%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Noaker Cir	0.14mi	3/1.0	880 (-8%)	21mo	$55,000	$63	59

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: 5.88×
• Total profit: $49,021
• Equity at exit: $5,353

10-year hold

• IRR: —
• Equity multiple: 12.27×
• Total profit: $113,324
• Equity at exit: $3,104

Cash invested: $10,052 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,379 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $861

Break-even live

Break-even rent $289

Max offer price $35,900

Occupancy floor 33%

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.88mi
111 S Prince St Shippensburg, PA	2.0	1.0	700	$999	$1.43	14d	1	1.31mi

Listing history 23 events

1. 2026-06-13
   days on market $35,900 Active 106 DOM
2. 2026-06-10
   days on market $35,900 Active 104 DOM
3. 2026-06-09
   days on market $35,900 Active 103 DOM
4. 2026-06-08
   days on market $35,900 Active 102 DOM
5. 2026-06-07
   days on market $35,900 Active 101 DOM
6. 2026-06-03
   days on market $35,900 Active 97 DOM
7. 2026-06-02
   days on market $35,900 Active 96 DOM
8. 2026-06-01
   days on market $35,900 Active 95 DOM
9. 2026-05-31
   days on market $35,900 Active 94 DOM
10. 2026-05-31
    days on market $35,900 Active 93 DOM
11. 2026-04-03
    status Active 399-char remark

    Show marketing remark (399 chars)

    beautiful 3 bedroom and 2 baths mobile home located on rented lot, all appliances convey, metal roof, carport, large front porch with covered roof, propane heat, close to shopping and medical facilities, easy access to rt 11 and i-81. shippensburg schools, must be park approved for residency. contact park manager for application. nice location a must see home. great starter or retirement home.

12. 2026-03-18
    historical Active Under Contract 399-char remark

    Show marketing remark (399 chars)

    beautiful 3 bedroom and 2 baths mobile home located on rented lot, all appliances convey, metal roof, carport, large front porch with covered roof, propane heat, close to shopping and medical facilities, easy access to rt 11 and i-81. shippensburg schools, must be park approved for residency. contact park manager for application. nice location a must see home. great starter or retirement home.

13. 2026-02-11
    listed $35,900 Active 399-char remark

    Show marketing remark (399 chars)

    beautiful 3 bedroom and 2 baths mobile home located on rented lot, all appliances convey, metal roof, carport, large front porch with covered roof, propane heat, close to shopping and medical facilities, easy access to rt 11 and i-81. shippensburg schools, must be park approved for residency. contact park manager for application. nice location a must see home. great starter or retirement home.

14. 2025-12-04
    historical
15. 2025-11-13
    listed $35,900 Active
16. 2024-05-22
    soldstatus $35,900 Closed
17. 2024-05-12
    status Pending
18. 2024-05-10
    listed $35,900 Active
19. 2020-09-11
    soldstatus $35,000 Closed
20. 2020-09-10
    status Pending
21. 2020-08-24
    status Active
22. 2020-08-21
    status Pending
23. 2020-08-11
    listed $37,500 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: $303 · $25/mo
• Projected year-2 tax: $435 · $36/mo
• Expected delta: +$132/yr (+$11/mo · 43.7%)

ⓘ 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: $16,547
• − Mortgage interest: −$2,011
• − Property taxes: −$303
• − Insurance: −$180
• − Repairs & maintenance: −$1,324
• − Management: −$1,324
• − Depreciation: −$1,044
• Taxable income: $10,362
• Est. tax owed @ 24.0%: −$2,487
• After-tax cash flow: $7,844/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

-4.3% since first listed

13 events — show timeline

• 2026-04-03 Relisted — BRIGHT MLS
• 2026-03-18 Contingent — BRIGHT MLS
• 2026-02-11 Listed $35,900 BRIGHT MLS
• 2025-12-04 Listing Removed — BRIGHT MLS
• 2025-11-13 Listed $35,900 BRIGHT MLS
• 2024-05-22 Sold (MLS) $35,900 BRIGHT MLS
• 2024-05-12 Pending — BRIGHT MLS
• 2024-05-10 Listed $35,900 BRIGHT MLS
• 2020-09-11 Sold (MLS) $35,000 BRIGHT MLS
• 2020-09-10 Pending — BRIGHT MLS
• 2020-08-24 Relisted — BRIGHT MLS
• 2020-08-21 Pending — BRIGHT MLS
• 2020-08-11 Listed $37,500 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2026): $303 · +3.5% YoY. Source: county tax records.