3586 Mobile Rd · Susquehanna, PA 17109

$76,900

3 bd · 2.0 ba · 1,000 sqft · Manufactured public records · 104 Days on market

Built 2005 $77/sqft · 11% below area Est $86k · 11% under

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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
• ARV discount +12.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.8/5.0
• Schools +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a home in Harrisburg, with low maintenance and comfort? This may be the one for you, welcome to Progress Ridge MHP. This 3 bedroom, 2 bathroom manufactured home with spacious front porch offers an open floor plan, and a convenient location to shopping, restaurants and major highways. Schedule your tour today, appliances convey! Buyer must meet PMI approval. Lot rent is $500, water is metered, and sewer fee is $42/mo. Trash fee is $21.50/mo. Storm water $7.06 monthly.

Key facts

• Built 2005
• Listed 103 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Recommended offer: $70k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Susquehanna Township SD (suburban): math 17% / reading 39% proficiency, ranked #444 of 539 in PA (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+5.4%/yr); 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 540 units permitted in Dauphin County in 2024 (194 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,979 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.08% ✓
• Cap rate: 17.58%
• Cash-on-cash: 40.32%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

• ARV (median comp): $86,087
• List price: $76,900
• Delta: -10.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 35.3%
• Equity multiple: 2.55×
• Total profit: $33,355
• Equity at exit: $11,466

10-year hold

• IRR: 43.4%
• Equity multiple: 5.65×
• Total profit: $100,032
• Equity at exit: $6,649

Cash invested: $21,532 (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 17109

• Rents YoY: 5.4%
• Active inventory: 79
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$403
• Tax from tax record: −$105 /mo · $1,264/yr
• Insurance: −$32
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $657

Break-even live

Break-even rent $768

Max offer price $76,900

Occupancy floor 54%

Sensitivity live

Price	-10% $700	-5% $679	+0% $657	+5% $635	+10% $613
Rent	-10% $531	-5% $594	+0% $657	+5% $720	+10% $783
Rate	-1.0pp $696	-0.5pp $676	base $657	+0.5pp $637	+1.0pp $617

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: $19,225
• Closing costs: $2,307
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 N Progress Ave Harrisburg, PA	1.0–3.0	1.0–2.0	1203	$1,610	$1.34	15d	4	0.11mi
3250 Wakefield Rd Harrisburg, PA	1.0–2.0	1.0	650	$1,305	$2.01	15d	12	0.42mi
3800 Elmerton Ave Unit 3800- 1 Harrisburg, PA	2.0	1.0	1000	$1,295	$1.29	24d	1	0.64mi
4131 Spring Valley Rd Harrisburg, PA	1.0–2.0	1.0–2.0	974	$1,440	$1.48	15d	1	0.88mi
4216 Jonestown Rd Unit A3 Harrisburg, PA	2.0	1.0	1100	$1,250	$1.14	15d	1	0.98mi
4227 Cambridge St Harrisburg, PA	3.0	1.0	1210	$1,950	$1.61	45d	1	1.00mi
4212 Williamsburg Dr Harrisburg, PA	1.0–3.0	1.0–1.5	923	$1,808	$1.96	15d	14	1.03mi
3106 Hoffer St Unit 3106 Penbrook, PA	2.0	1.0	900	$1,675	$1.86	15d	1	1.13mi
4112 Beechwood Ln Harrisburg, PA	1.0–3.0	1.0–2.0	1007	$1,958	$1.94	15d	8	1.20mi
4245 Sussex Dr Lower Paxton Township, PA	1.0–2.0	1.0	720	$1,395	$1.94	45d	1	1.23mi
1008 Eaglecrest Ct Harrisburg, PA	1.0–2.0	1.0	779	$1,485	$1.91	15d	33	1.25mi
821 Sequoia Dr Harrisburg, PA	1.0–3.0	1.0–2.5	1200	$1,945	$1.62	15d	42	1.45mi

Listing history 26 events

1. 2026-06-18
   days on market $76,900 Active 104 DOM
2. 2026-06-17
   days on market $76,900 Active 103 DOM
3. 2026-06-16
   days on market $76,900 Active 102 DOM
4. 2026-06-15
   days on market $76,900 Active 101 DOM
5. 2026-06-14
   days on market $76,900 Active 99 DOM
6. 2026-06-10
   days on market $76,900 Active 96 DOM
7. 2026-06-09
   days on market $76,900 Active 95 DOM
8. 2026-06-08
   days on market $76,900 Active 94 DOM
9. 2026-06-07
   days on market $76,900 Active 93 DOM
10. 2026-06-03
    days on market $76,900 Active 89 DOM
11. 2026-06-02
    days on market $76,900 Active 88 DOM
12. 2026-06-01
    days on market $76,900 Active 87 DOM
13. 2026-05-31
    days on market $76,900 Active 86 DOM
14. 2026-05-31
    days on market $76,900 Active 85 DOM
15. 2026-04-24
    price $76,900 484-char remark

    Show marketing remark (484 chars)

    Looking for a home in Harrisburg, with low maintenance and comfort? This may be the one for you, welcome to Progress Ridge MHP. This 3 bedroom, 2 bathroom manufactured home with spacious front porch offers an open floor plan, and a convenient location to shopping, restaurants and major highways. Schedule your tour today, appliances convey! Buyer must meet PMI approval. Lot rent is $500, water is metered, and sewer fee is $42/mo. Trash fee is $21.50/mo. Storm water $7.06 monthly.

16. 2026-03-07
    listed $79,900 Active 484-char remark

    Show marketing remark (484 chars)

    Looking for a home in Harrisburg, with low maintenance and comfort? This may be the one for you, welcome to Progress Ridge MHP. This 3 bedroom, 2 bathroom manufactured home with spacious front porch offers an open floor plan, and a convenient location to shopping, restaurants and major highways. Schedule your tour today, appliances convey! Buyer must meet PMI approval. Lot rent is $500, water is metered, and sewer fee is $42/mo. Trash fee is $21.50/mo. Storm water $7.06 monthly.

17. 2026-03-06
    historical $79,900 484-char remark

    Show marketing remark (484 chars)

    Looking for a home in Harrisburg, with low maintenance and comfort? This may be the one for you, welcome to Progress Ridge MHP. This 3 bedroom, 2 bathroom manufactured home with spacious front porch offers an open floor plan, and a convenient location to shopping, restaurants and major highways. Schedule your tour today, appliances convey! Buyer must meet PMI approval. Lot rent is $500, water is metered, and sewer fee is $42/mo. Trash fee is $21.50/mo. Storm water $7.06 monthly.

18. 2023-11-13
    soldstatus $79,900 Closed 475-char remark

    Show marketing remark (475 chars)

    Beautiful completely remodeled and upgraded double wide in Progress Ridge! New flooring, New furnace, New AC, New Hot water heater, Fresh paint, New roof cap, New fridge and ready for you to move right in! All appliances stay including W & D, DW and fridge. Priced below market value for a quick sale. Owner must be approved by Park management (PMI) Close to shopping, Medical facilities and access to major roads. Perfect for first timers or empty nesters. See it today!

19. 2023-10-13
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Beautiful completely remodeled and upgraded double wide in Progress Ridge! New flooring, New furnace, New AC, New Hot water heater, Fresh paint, New roof cap, New fridge and ready for you to move right in! All appliances stay including W & D, DW and fridge. Priced below market value for a quick sale. Owner must be approved by Park management (PMI) Close to shopping, Medical facilities and access to major roads. Perfect for first timers or empty nesters. See it today!

20. 2023-10-11
    listed $79,900 Active 475-char remark

    Show marketing remark (475 chars)

    Beautiful completely remodeled and upgraded double wide in Progress Ridge! New flooring, New furnace, New AC, New Hot water heater, Fresh paint, New roof cap, New fridge and ready for you to move right in! All appliances stay including W & D, DW and fridge. Priced below market value for a quick sale. Owner must be approved by Park management (PMI) Close to shopping, Medical facilities and access to major roads. Perfect for first timers or empty nesters. See it today!

21. 2020-10-14
    soldstatus $38,000 Closed
22. 2020-09-09
    status Pending
23. 2020-06-13
    price $44,900
24. 2020-03-17
    listed $49,900 Active
25. 2017-10-31
    historical
26. 2017-04-04
    listed $45,900

ⓘ 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: $1,264 · $105/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,201
• − Mortgage interest: −$4,308
• − Property taxes: −$1,264
• − Insurance: −$1,182
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$2,237
• Taxable income: $7,138
• Est. tax owed @ 24.0%: −$1,713
• After-tax cash flow: $6,170/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: Susquehanna Township SD
• NCES district ID: 4223010
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $61,794
• Composite: 25.59/100
• National rank: #7424
• State rank: #444 of 539 in PA

Livability — Susquehanna

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

Census & demographics

• Census place: Progress, PA
• County: Dauphin County · 247,857 people
• Metro: Harrisburg-Carlisle, PA
• Population (ZIP): 27,466
• Household income: $71,833
• Rent vs Own: 48.0% rent · 52.0% own
• Severe rent burden: 1266.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 47% Black 23% Hispanic / Latino 13% Asian 11% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Polish 1%
• Foreign-born: 17% · India, Vietnam, Canada
• Languages at home: 81% English-only · Other Indo-European 5% Spanish 5% Vietnamese 2%

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: ▼ -144.02%
• Current HPI: 253.77
• Rent YoY: ▲ 5.37%
• 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

+67.5% since first listed

12 events — show timeline

• 2026-04-24 Price Changed $76,900 BRIGHT MLS
• 2026-03-07 Listed $79,900 BRIGHT MLS
• 2026-03-06 Coming Soon $79,900 BRIGHT MLS
• 2023-11-13 Sold (MLS) $79,900 BRIGHT MLS
• 2023-10-13 Pending — BRIGHT MLS
• 2023-10-11 Listed $79,900 BRIGHT MLS
• 2020-10-14 Sold (MLS) $38,000 BRIGHT MLS
• 2020-09-09 Pending — BRIGHT MLS
• 2020-06-13 Price Changed $44,900 BRIGHT MLS
• 2020-03-17 Listed $49,900 BRIGHT MLS
• 2017-10-31 Listing Removed — BRIGHT MLS
• 2017-04-04 Listed $45,900 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2026): $1,264 · +5.7% YoY. Source: county tax records.