Beacon 2 Plan · Bentleyville, PA 15314

$60,900

3 bd · 2.0 ba · 990 sqft · Manufactured · 318 Days on market

Excellent condition ↓ 16% 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
• Condition / age +5.0/5.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Stylish, Smart & Ready to Welcome You Home. Located in the heart of Bentleyville, PA - Lot 7 is more than just a place to live-it's a lifestyle upgrade. This brand-new manufactured home offers an open-concept design, premium finishes, and energy-conscious features-all wrapped in a beautifully neutral palette with rich wood-toned cabinets and a soft-toned vinyl plank floor. What Makes It Stand Out: 3-bed, 2-bath manufactured home Stunning kitchen with brushed nickel hardware Whirlpool stainless steel appliance package Deep double sink with sprayer faucet 60" tub/shower combos in both bathrooms Upgraded lighting fixtures, including ceiling fan w/ LED bulbs Gas furnace & electric 40-gal water heater Dedicated laundry space and in-line heat system Durable exterior with vinyl siding and brown shutters This home offers the perfect blend of modern comforts and timeless charm, thoughtfully designed for everyday living. Whether you're a first-time buyer or looking to downsize in style, Lot 7 delivers space, convenience, and value-all in a welcoming manufactured home community.

Key facts

• Open-concept design
• Premium finishes
• Stunning kitchen

Tags

• OPEN-CONCEPT DESIGN
• PREMIUM FINISHES
• ENERGY-CONSCIOUS FEATURES
• STUNNING KITCHEN
• BRUSHED NICKEL HARDWARE
• DEEP DOUBLE SINK

🏗️ New construction. The $60,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $45,999.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $61k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $61k).
• Recommended offer: $54k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $318 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k 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 ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,592 (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: 2.12% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.15%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $45,999
• List price: $60,900
• Delta: 32.39%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Beallsville Rd Lot 14a	0.04mi	2/2.0 (-1)	990 (0%)	17mo	$49,900	$50	79
321 Beallsville Rd Lot 10a	0.04mi	2/2.0 (-1)	1,024 (+3%)	11mo	$49,900	$49	78
321 Beallsville Rd Lot 15a	0.04mi	2/2.0 (-1)	1,024 (+3%)	15mo	$49,900	$49	75
321 Beallsville Rd Lot 11a	0.04mi	3/2.0	1,056 (+7%)	17mo	$53,900	$51	73
321 Beallsville Rd Lot 18a	0.04mi	2/1.0 (-1)	896 (-10%)	16mo	$49,900	$56	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 38.8%
• Equity multiple: 2.66×
• Total profit: $21,372
• Equity at exit: $6,859

10-year hold

• IRR: 45.3%
• Equity multiple: 5.33×
• Total profit: $55,769
• Equity at exit: $3,977

Cash invested: $12,880 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $690/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $452

Break-even live

Break-even rent $402

Max offer price $45,999

Occupancy floor 49%

Sensitivity live

Price	-10% $484	-5% $468	+0% $452	+5% $436	+10% $421
Rent	-10% $375	-5% $414	+0% $452	+5% $491	+10% $529
Rate	-1.0pp $476	-0.5pp $464	base $452	+0.5pp $440	+1.0pp $428

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: $11,500
• Closing costs: $1,380
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 S Main St Unit 2 Ellsworth, PA	2.0	1.0	900	$975	$1.08	45d	1	0.33mi

Listing history 18 events

1. 2026-06-21
   days on market $60,900 Active 318 DOM
2. 2026-06-18
   days on market $60,900 Active 315 DOM
3. 2026-06-17
   days on market $60,900 Active 314 DOM
4. 2026-06-16
   days on market $60,900 Active 313 DOM
5. 2026-06-15
   days on market $60,900 Active 312 DOM
6. 2026-06-13
   days on market $60,900 Active 310 DOM
7. 2026-06-13
   days on market $60,900 Active 309 DOM
8. 2026-06-09
   days on market $60,900 Active 306 DOM
9. 2026-06-08
   days on market $60,900 Active 305 DOM
10. 2026-06-07
    days on market $60,900 Active 304 DOM
11. 2026-06-03
    days on market $60,900 Active 300 DOM
12. 2026-06-02
    days on market $60,900 Active 299 DOM
13. 2026-06-01
    days on market $60,900 Active 298 DOM
14. 2026-05-31
    days on market $60,900 Active 297 DOM
15. 2025-10-04
    price $60,900 1101-char remark

    Show marketing remark (1101 chars)

    Stylish, Smart & Ready to Welcome You Home. Located in the heart of Bentleyville, PA - Lot 7 is more than just a place to live-it's a lifestyle upgrade. This brand-new manufactured home offers an open-concept design, premium finishes, and energy-conscious features-all wrapped in a beautifully neutral palette with rich wood-toned cabinets and a soft-toned vinyl plank floor. What Makes It Stand Out: 3-bed, 2-bath manufactured home Stunning kitchen with brushed nickel hardware Whirlpool stainless steel appliance package Deep double sink with sprayer faucet 60" tub/shower combos in both bathrooms Upgraded lighting fixtures, including ceiling fan w/ LED bulbs Gas furnace & electric 40-gal water heater Dedicated laundry space and in-line heat system Durable exterior with vinyl siding and brown shutters This home offers the perfect blend of modern comforts and timeless charm, thoughtfully designed for everyday living. Whether you're a first-time buyer or looking to downsize in style, Lot 7 delivers space, convenience, and value-all in a welcoming manufactured home community.

16. 2025-09-27
    price $64,900 1101-char remark

    Show marketing remark (1101 chars)

    Stylish, Smart & Ready to Welcome You Home. Located in the heart of Bentleyville, PA - Lot 7 is more than just a place to live-it's a lifestyle upgrade. This brand-new manufactured home offers an open-concept design, premium finishes, and energy-conscious features-all wrapped in a beautifully neutral palette with rich wood-toned cabinets and a soft-toned vinyl plank floor. What Makes It Stand Out: 3-bed, 2-bath manufactured home Stunning kitchen with brushed nickel hardware Whirlpool stainless steel appliance package Deep double sink with sprayer faucet 60" tub/shower combos in both bathrooms Upgraded lighting fixtures, including ceiling fan w/ LED bulbs Gas furnace & electric 40-gal water heater Dedicated laundry space and in-line heat system Durable exterior with vinyl siding and brown shutters This home offers the perfect blend of modern comforts and timeless charm, thoughtfully designed for everyday living. Whether you're a first-time buyer or looking to downsize in style, Lot 7 delivers space, convenience, and value-all in a welcoming manufactured home community.

17. 2025-09-05
    price $69,900 1101-char remark

    Show marketing remark (1101 chars)

    Stylish, Smart & Ready to Welcome You Home. Located in the heart of Bentleyville, PA - Lot 7 is more than just a place to live-it's a lifestyle upgrade. This brand-new manufactured home offers an open-concept design, premium finishes, and energy-conscious features-all wrapped in a beautifully neutral palette with rich wood-toned cabinets and a soft-toned vinyl plank floor. What Makes It Stand Out: 3-bed, 2-bath manufactured home Stunning kitchen with brushed nickel hardware Whirlpool stainless steel appliance package Deep double sink with sprayer faucet 60" tub/shower combos in both bathrooms Upgraded lighting fixtures, including ceiling fan w/ LED bulbs Gas furnace & electric 40-gal water heater Dedicated laundry space and in-line heat system Durable exterior with vinyl siding and brown shutters This home offers the perfect blend of modern comforts and timeless charm, thoughtfully designed for everyday living. Whether you're a first-time buyer or looking to downsize in style, Lot 7 delivers space, convenience, and value-all in a welcoming manufactured home community.

18. 2025-08-08
    listed $72,900 Active 1101-char remark

    Show marketing remark (1101 chars)

    Stylish, Smart & Ready to Welcome You Home. Located in the heart of Bentleyville, PA - Lot 7 is more than just a place to live-it's a lifestyle upgrade. This brand-new manufactured home offers an open-concept design, premium finishes, and energy-conscious features-all wrapped in a beautifully neutral palette with rich wood-toned cabinets and a soft-toned vinyl plank floor. What Makes It Stand Out: 3-bed, 2-bath manufactured home Stunning kitchen with brushed nickel hardware Whirlpool stainless steel appliance package Deep double sink with sprayer faucet 60" tub/shower combos in both bathrooms Upgraded lighting fixtures, including ceiling fan w/ LED bulbs Gas furnace & electric 40-gal water heater Dedicated laundry space and in-line heat system Durable exterior with vinyl siding and brown shutters This home offers the perfect blend of modern comforts and timeless charm, thoughtfully designed for everyday living. Whether you're a first-time buyer or looking to downsize in style, Lot 7 delivers space, convenience, and value-all in a welcoming manufactured home community.

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$2,577
• − Property taxes: −$690
• − Insurance: −$230
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,338
• Taxable income: $4,993
• Est. tax owed @ 24.0%: −$1,198
• After-tax cash flow: $4,230/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

Excellent 100/100 None rehab

This brand-new manufactured home in Bentleyville, PA is move-in ready with excellent condition and no visible repairs needed. It offers a stylish and energy-efficient design with modern finishes and a neutral color palette.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting — Fresh paint can make a home more appealing
• Both Landscaping — Landscaping can improve curb appeal and add value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting — Fresh paint can make a home more appealing ↑
• Both Landscaping — Landscaping can improve curb appeal and add value ↑

ⓘ 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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 208.2692
• 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

-16.5% since first listed

4 events — show timeline

• 2025-10-04 Price Changed $60,900 Zillow
• 2025-09-27 Price Changed $64,900 Zillow
• 2025-09-05 Price Changed $69,900 Zillow
• 2025-08-08 Listed $72,900 Zillow