195 Rose St · Irvona, PA 16656

$32,000

2 bd · 1.0 ba · 980 sqft · Other · 15 Days on market

Built 1991 3,920 sqft lot

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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
• Appreciation +5.0/10.0
• Schools +4.2/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well kept 2-bedroom, 1-bath mobile home built in 1991 offering comfortable living and cozy charm throughout! This inviting home features a warm fireplace perfect for relaxing evenings, a nicely maintained interior, and a spacious kitchen with great cabinet and counter space. Situated on a manageable . 09-acre lot, this property is ideal for low-maintenance living while still offering outdoor space to enjoy. Whether you're looking for a starter home, downsizing opportunity, or investment property, this move-in ready home is one you won't want to miss! Call listing agent to tour!

Key facts

• Spacious kitchen
• Outdoor space
• 3,920 sq ft lot

Tags

• SPACIOUS KITCHEN
• LOW-MAINTENANCE LIVING
• OUTDOOR SPACE

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured home (single wide); One level
• Construction: Metal roof; Slab foundation; Built by Prestige (manufactured home)
• Exterior features: Porch; Cleared lot

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Has cooling
• Interior features: Fireplace (1); Carpet flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($888 rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,639 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Glendale SD (rural): math 39% / reading 62% proficiency, ranked #195 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 99 units permitted in Clearfield County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $198 of equity ($221 loan paydown + $-23 appreciation (-0.1% local appreciation)).
• Clearfield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,520 (1.5% below list)

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 F-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.78% ✓
• Cap rate: 24.22%
• Cash-on-cash: 64.02%
• DSCR: 3.85
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.9%
• Equity multiple: 4.28×
• Total profit: $29,416
• Equity at exit: $9,179

10-year hold

• IRR: 67.9%
• Equity multiple: 8.70×
• Total profit: $68,955
• Equity at exit: $10,943

Cash invested: $8,960 (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 16656

• Home prices YoY: -0.1%
• Active inventory: 4
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $888 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $478

Break-even live

Break-even rent $283

Max offer price $32,000

Occupancy floor 41%

Sensitivity live

Price	-10% $496	-5% $487	+0% $478	+5% $469	+10% $460
Rent	-10% $408	-5% $443	+0% $478	+5% $513	+10% $548
Rate	-1.0pp $494	-0.5pp $486	base $478	+0.5pp $470	+1.0pp $461

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-08
   status $32,000 Pending 15 DOM
2. 2026-06-07
   days on market $32,000 Active 15 DOM
3. 2026-06-02
   days on market $32,000 Active 10 DOM
4. 2026-06-01
   days on market $32,000 Active 9 DOM
5. 2026-05-31
   days on market $32,000 Active 8 DOM
6. 2026-05-30
   days on market $32,000 Active 7 DOM
7. 2026-05-22
   listed $32,000 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: $512 · $43/mo
• Projected year-2 tax: $512 · $43/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,660
• − Mortgage interest: −$1,792
• − Property taxes: −$512
• − Insurance: −$160
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$931
• Taxable income: $5,559
• Est. tax owed @ 24.0%: −$1,334
• After-tax cash flow: $4,402/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: Glendale SD
• NCES district ID: 4210830
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,869
• Composite: 41.95/100
• National rank: #3350
• State rank: #195 of 539 in PA

Livability — Irvona

• Score: 56/100
• State rank: #1639
• US rank: #22644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Irvona, PA
• Population (ZIP): 1,206

Population outlook (Clearfield County) Hauer SSP2

• Today (2025): 79,658 people
• By 2030: 78,358 · -1.6%
• By 2040: 74,670 · -6.3%
• By 2050: 70,186 · -11.9%
• By 2075: 60,391 · -24.2%
• By 2100: 46,886 · -41.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Romanian 4% Polish 3%
• Foreign-born: 0% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Clearfield

• 2024 margin: Solid R (+51.5) · D 23.9% · R 75.4%
• 2008→2024 swing: -39.4pp toward R · 2008: -12.1pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+49.5 2016: R+49.6 2012: R+28.9 2008: R+12.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.07%
• Current HPI: 94.0865
• 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

1 event — show timeline

• 2026-05-22 Listed $32,000 AHARMLS

Property tax history

+3.1%/yr

Latest (2026): $512 · +6.3% YoY. Source: county tax records.