121 Rt 21 Mhp · Cumberland, PA 15320

$59,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 318 Days on market

Built 2019 Good condition $57/sqft · 622% above area ↓ 13% 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
• Appreciation +6.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Enjoy one level living in this move in ready home in Rt. 21 MHP. Open Concept living/dining area. Modern Kitchen with plenty of cabinetry. Laundry room/mud room, with seperate outside entry. Large master suite with walk in closet, and walk in shower. 2nd bedroom, also with lots of closet space. Nice covered side porch, and 2 off street blacktop parking spaces.

Key facts

• Large master suite
• Walk in closet
• Modern kitchen

Tags

• MODERN KITCHEN
• LAUNDRY ROOM MUD ROOM
• SEPARATE OUTSIDE ENTRY
• LARGE MASTER SUITE
• WALK IN CLOSET
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($962 rent vs $60k).
• Recommended offer: $53k (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.
• Carmichaels Area SD (rural): math 17% / reading 36% proficiency, ranked #465 of 539 in PA (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 20 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.4% local appreciation)).
• Greene County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 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: 1.61% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $8,296
• List price: $59,900
• Delta: 622.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 2.82×
• Total profit: $30,596
• Equity at exit: $28,349

10-year hold

• IRR: 31.6%
• Equity multiple: 5.56×
• Total profit: $76,447
• Equity at exit: $44,823

Cash invested: $16,772 (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 15320

• Home prices YoY: 2.2%
• Active inventory: 20
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $962 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $346

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 59%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $59,900 Active 318 DOM
2. 2026-06-17
   days on market $59,900 Active 317 DOM
3. 2026-06-16
   days on market $59,900 Active 316 DOM
4. 2026-06-15
   days on market $59,900 Active 315 DOM
5. 2026-06-13
   days on market $59,900 Active 313 DOM
6. 2026-06-12
   days on market $59,900 Active 312 DOM
7. 2026-06-09
   days on market $59,900 Active 309 DOM
8. 2026-06-08
   days on market $59,900 Active 308 DOM
9. 2026-06-08
   days on market $59,900 Active 307 DOM
10. 2026-06-05
    days on market $59,900 Active 305 DOM
11. 2026-06-04
    days on market $59,900 Active 303 DOM
12. 2026-06-02
    days on market $59,900 Active 302 DOM
13. 2026-06-01
    days on market $59,900 Active 301 DOM
14. 2026-05-31
    days on market $59,900 Active 300 DOM
15. 2026-04-07
    price $59,900 362-char remark

    Show marketing remark (362 chars)

    Enjoy one level living in this move in ready home in Rt. 21 MHP. Open Concept living/dining area. Modern Kitchen with plenty of cabinetry. Laundry room/mud room, with seperate outside entry. Large master suite with walk in closet, and walk in shower. 2nd bedroom, also with lots of closet space. Nice covered side porch, and 2 off street blacktop parking spaces.

16. 2026-03-03
    price $64,900 362-char remark

    Show marketing remark (362 chars)

    Enjoy one level living in this move in ready home in Rt. 21 MHP. Open Concept living/dining area. Modern Kitchen with plenty of cabinetry. Laundry room/mud room, with seperate outside entry. Large master suite with walk in closet, and walk in shower. 2nd bedroom, also with lots of closet space. Nice covered side porch, and 2 off street blacktop parking spaces.

17. 2025-08-04
    listed $69,000 Active 362-char remark

    Show marketing remark (362 chars)

    Enjoy one level living in this move in ready home in Rt. 21 MHP. Open Concept living/dining area. Modern Kitchen with plenty of cabinetry. Laundry room/mud room, with seperate outside entry. Large master suite with walk in closet, and walk in shower. 2nd bedroom, also with lots of closet space. Nice covered side porch, and 2 off street blacktop parking spaces.

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

Taxation est. · year 1

• Rental income: $11,543
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$923
• − Management: −$923
• − Depreciation: −$1,743
• Taxable income: $3,400
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,336/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with some minor repairs and maintenance needed. Upgrading the paint and furniture can significantly increase its value.

Repairs flagged

• Minor Paint — Some wear on interior walls
• Minor Furniture — Dated furniture

Value-add opportunities

• Resale Paint — Fresh paint can significantly improve curb appeal
• Rental Furniture — Upgrading furniture can make the home more appealing to renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some wear on interior walls	Minor	$500–3,000
Furniture · Dated furniture	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale Paint — Fresh paint can significantly improve curb appeal ↑
• Rental Furniture — Upgrading furniture can make the home more appealing to renters ↑

ⓘ 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)

• District: Carmichaels Area SD
• NCES district ID: 4205070
• Math proficiency: 17% ▼ -19.00%
• Reading proficiency: 36% ▼ -20.00%
• Median HH income: $39,060
• Composite: 22.18/100
• National rank: #8164
• State rank: #465 of 539 in PA

Livability — Cumberland

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

Census & demographics

• Population (ZIP): 4,578

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 11% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.42%
• Current HPI: 157.0795
• 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

-13.2% since first listed

3 events — show timeline

• 2026-04-07 Price Changed $59,900 West Penn MLS
• 2026-03-03 Price Changed $64,900 West Penn MLS
• 2025-08-04 Listed $69,000 West Penn MLS