105 Palm City Park · Campbelltown, PA 17003

$107,900

2 bd · 2.0 ba · 1,226 sqft · Manufactured public records · 6 Days on market

Built 1985

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• 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

Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

Key facts

• 3 parking spots
• Built 1985
• Listed 6 days

Property features AI

Finance

• Other: Finished above-grade area approximately 1,226 (source: assessor); Improvement assessed value $28,600
• Financial info: Ownership: Land lease
• HOA & community: Land lease $425 monthly (approximately 6 years remaining); Property manager present; Pets allowed (dogs and cats OK)

Exterior

• Parking: 3 total garage/parking spaces; Asphalt driveway with 3 driveway spaces; Driveway parking
• Utilities: Public sewer; Community water; Electric hot water
• Home design: Manufactured double-wide; Very good condition; Estimated year built
• Construction: Vinyl siding; Metal and shingle roof; Above-grade and below-grade structures
• Exterior features: Awning(s); Exterior lighting; Sidewalks; Street lights; Not in a federal flood zone; Community water

Interior

• Bedrooms: 2 bedrooms on main level
• Flooring: Luxury vinyl plank
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Bio fuel heating; Central air conditioning (electric)
• Interior features: Luxury vinyl plank flooring; No basement; 2+ access exits
• Laundry & utility: Washer in unit; Dryer in unit; Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $108k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 11.5% vs local median 2.2% in Campbelltown — 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 69/100 on livability (#831 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living B; Watch: amenities F, commute F.
• Annville-Cleona SD (rural): math 38% / reading 58% proficiency, ranked #202 of 539 in PA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Annville Cleona Hs (math 52%, 489 students, 27% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 167 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $746 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y ago; this cycle's ask is 16% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $107,900

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.33% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.41×
• Total profit: $12,243
• Equity at exit: $16,088

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $48,866
• Equity at exit: $9,329

Cash invested: $30,212 (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 17003

• Active inventory: 167
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,436 medium
• Mortgage (P&I): −$566
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $467

Break-even live

Break-even rent $845

Max offer price $107,900

Occupancy floor 62%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-13
   status $107,900 Pending 6 DOM
2. 2026-06-09
   status $107,900 Active Under Contract 6 DOM
3. 2026-06-08
   days on market $107,900 Active 6 DOM
4. 2026-06-07
   days on market $107,900 Active 5 DOM
5. 2026-06-05
   statusdays on market $107,900 Active 2 DOM
6. 2026-06-02
   days on market $107,900 Coming Soon 5 DOM
7. 2026-06-01
   days on market $107,900 Coming Soon 4 DOM
8. 2026-05-31
   days on market $107,900 Coming Soon 3 DOM
9. 2026-05-30
   days on market $107,900 Coming Soon 2 DOM
10. 2026-05-29
    historical $107,900
11. 2025-06-05
    soldstatus $72,000 Closed 507-char remark

    Show marketing remark (507 chars)

    Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

12. 2025-05-27
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

13. 2025-05-16
    price $85,000 507-char remark

    Show marketing remark (507 chars)

    Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

14. 2025-04-22
    price $88,000 507-char remark

    Show marketing remark (507 chars)

    Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

15. 2024-11-15
    listed $93,000 Active 507-char remark

    Show marketing remark (507 chars)

    Large 2 bedroom, 2 full bath double wide in Palm City Park in move-in condition. This home features a brand new roof, new carpet in primary bedroom, central air, cathedral ceilings, and 1st floor laundry. Lot rent is $410/month and includes trash. Water and sewer is billed by the park and runs $55 a month combined based on water consumption of up to 2000 gallons. Park approval is required. Application fee is $65 per person. A $2,000 security deposit is required upon approval and settlement of property.

16. 2023-03-31
    soldstatus $50,000 Closed 241-char remark

    Show marketing remark (241 chars)

    Park Approval is required. Spacious double wide trailer. Property is being sold to settle an estate. The condition of the home is good and ready to move-in. Check out the photos on this 2 bedroom, 2 bath home. Set your up your showing today.

17. 2023-03-17
    status Pending 241-char remark

    Show marketing remark (241 chars)

    Park Approval is required. Spacious double wide trailer. Property is being sold to settle an estate. The condition of the home is good and ready to move-in. Check out the photos on this 2 bedroom, 2 bath home. Set your up your showing today.

18. 2023-03-13
    listed $60,000 Active 241-char remark

    Show marketing remark (241 chars)

    Park Approval is required. Spacious double wide trailer. Property is being sold to settle an estate. The condition of the home is good and ready to move-in. Check out the photos on this 2 bedroom, 2 bath home. Set your up your showing today.

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$514/yr (+$43/mo · 75.8%)

ⓘ 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 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,232
• − Mortgage interest: −$6,044
• − Property taxes: −$678
• − Insurance: −$540
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$3,139
• Taxable income: $4,075
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $4,628/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: Annville-Cleona SD
• NCES district ID: 4202490
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $56,373
• Composite: 41.66/100
• National rank: #3421
• State rank: #202 of 539 in PA

Livability — Campbelltown

• Score: 69/100
• State rank: #831
• US rank: #8645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 23,968
• Population (ZIP): 11,932

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Asian 3% Two or more races 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Lithuanian 2% German 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.06%
• Current HPI: 193.333
• Rent YoY: —
• Metro: —
• 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

+79.8% since first listed

9 events — show timeline

• 2026-05-29 Coming Soon $107,900 BRIGHT MLS
• 2025-06-05 Sold (MLS) $72,000 BRIGHT MLS
• 2025-05-27 Pending — BRIGHT MLS
• 2025-05-16 Price Changed $85,000 BRIGHT MLS
• 2025-04-22 Price Changed $88,000 BRIGHT MLS
• 2024-11-15 Listed $93,000 BRIGHT MLS
• 2023-03-31 Sold (MLS) $50,000 BRIGHT MLS
• 2023-03-17 Pending — BRIGHT MLS
• 2023-03-13 Listed $60,000 BRIGHT MLS

Property tax history

+3.2%/yr

Latest (2026): $678 · +4.5% YoY. Source: county tax records.