400 Center Manor Dr Unit D12 · Center, PA 15061

$86,000

2 bd · 1.0 ba · 693 sqft · Manufactured · 124 Days on market

Built 2026 Good condition

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a brand new home at Center Manor you will be sure to feel right at home. Newly acquired in 2022, this quiet manufactured home community in Monaca, Pennsylvania is conveniently located near your home town essentials. These high-quality, turnkey ready homes by UMH Properties, Inc. provide the perfect blend of affordability and sought-after features including open concept floor plans and custom touches. When you buy or rent a manufactured home with UMH Properties, Inc. , we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience. Our community comes with a variety of amenities to give our residents easy, stress-free living including 24-hour maintenance and on-site management. In the Monaca Area Located in Beaver County, Center Manor is located along the Ohio River. Outdoor enthusiasts will enjoy the numerous nearby ballfields and parks. Living at Center Manor will put you close to entertainment, shopping, delicious restaurants, gym options, and access to healthcare services and further education opportunities. Our manufactured home community is the ideal affordable option in Monaca with a great location, and a friendly onsite staff. Education Near Center Manor Center Manor in Monaca, Pennsylvania, is located in the Central Valley School District. Residents will attend Center Grange Primary School for K-2, Todd Lane Elementary School for 3-5, Central Valley Middle School for 6-8, and Central Valley High School for 9-12. After graduation for those looking to further their education near home, the Monaca, PA area provides opportunities for higher learning with the Community College of Beaver County, Penn State Beaver Campus, and University of Pittsburgh located nearby.

Key facts

• On site management
• 24 hour maintenance
• Built 2026

Tags

• OPEN CONCEPT FLOOR PLANS
• 24 HOUR MAINTENANCE
• ON SITE MANAGEMENT
• ACCESS TO HEALTHCARE SERVICES
• ACCESS TO FURTHER EDUCATION
• CENTRAL VALLEY SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $76k (12.0% 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.
• Market conditions: 80 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $595 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Recommended offer $75,680 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.28% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.5

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: 3.8%
• Equity multiple: 1.15×
• Total profit: $3,560
• Equity at exit: $12,823

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $25,674
• Equity at exit: $7,436

Cash invested: $24,080 (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 15061

• Home prices YoY: -28.6%
• Active inventory: 80
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$451
• Tax est. 1.5%: −$108 /mo · $1,290/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $274

Break-even live

Break-even rent $752

Max offer price $86,000

Occupancy floor 70%

Sensitivity live

Price	-10% $334	-5% $304	+0% $274	+5% $245	+10% $215
Rent	-10% $188	-5% $231	+0% $274	+5% $318	+10% $361
Rate	-1.0pp $318	-0.5pp $296	base $274	+0.5pp $252	+1.0pp $229

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: $21,500
• Closing costs: $2,580
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Milne Dr Monaca, PA	1.0–2.0	1.0–1.5	897	$1,100	$1.23	2d	3	0.16mi

Listing history 8 events

1. 2026-06-09
   days on market $86,000 Active 124 DOM
2. 2026-06-08
   days on market $86,000 Active 123 DOM
3. 2026-06-07
   days on market $86,000 Active 122 DOM
4. 2026-06-03
   days on market $86,000 Active 118 DOM
5. 2026-06-02
   days on market $86,000 Active 117 DOM
6. 2026-06-01
   days on market $86,000 Active 116 DOM
7. 2026-05-31
   days on market $86,000 Active 115 DOM
8. 2026-02-05
   listed $86,000 Active 1764-char remark

   Show marketing remark (1764 chars)

   With a brand new home at Center Manor you will be sure to feel right at home. Newly acquired in 2022, this quiet manufactured home community in Monaca, Pennsylvania is conveniently located near your home town essentials. These high-quality, turnkey ready homes by UMH Properties, Inc. provide the perfect blend of affordability and sought-after features including open concept floor plans and custom touches. When you buy or rent a manufactured home with UMH Properties, Inc. , we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience. Our community comes with a variety of amenities to give our residents easy, stress-free living including 24-hour maintenance and on-site management. In the Monaca Area Located in Beaver County, Center Manor is located along the Ohio River. Outdoor enthusiasts will enjoy the numerous nearby ballfields and parks. Living at Center Manor will put you close to entertainment, shopping, delicious restaurants, gym options, and access to healthcare services and further education opportunities. Our manufactured home community is the ideal affordable option in Monaca with a great location, and a friendly onsite staff. Education Near Center Manor Center Manor in Monaca, Pennsylvania, is located in the Central Valley School District. Residents will attend Center Grange Primary School for K-2, Todd Lane Elementary School for 3-5, Central Valley Middle School for 6-8, and Central Valley High School for 9-12. After graduation for those looking to further their education near home, the Monaca, PA area provides opportunities for higher learning with the Community College of Beaver County, Penn State Beaver Campus, and University of Pittsburgh located nearby.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $13,196
• − Mortgage interest: −$4,817
• − Property taxes: −$1,290
• − Insurance: −$430
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,502
• Taxable income: $2,046
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $2,802/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.

Condition & rehab AI · 1 photo

Good 80/100 None rehab

This manufactured home is in excellent condition with no visible repairs or maintenance needed. It offers a good investment opportunity with potential for modest updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers
• Both New flooring — Replacing old flooring can improve the home's appearance and increase its value
• Both New kitchen appliances — Upgrading to modern appliances can make the kitchen more functional and appealing

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can improve curb appeal and attract potential buyers ↑
• Both New flooring — Replacing old flooring can improve the home's appearance and increase its value ↑
• Both New kitchen appliances — Upgrading to modern appliances can make the kitchen more functional and appealing ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Center

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

Census & demographics

• County: Beaver County · 116,001 people
• Metro: Pittsburgh, PA
• Population (ZIP): 12,413
• Household income: $73,010
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 123.0

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Black 5% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.11%
• Current HPI: 232.6703
• Rent YoY: —
• Metro: Pittsburgh, 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

1 event — show timeline

• 2026-02-05 Listed $86,000 Zillow