1648 Grover Hollow Rd · Genesee, PA 16923

$89,900

4 bd · 2.0 ba · 1,510 sqft · Manufactured · 31 Days on market

Built 1977 Fair condition 0.73 ac 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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Well cared for single wide mobile home with large bunk house and utility room addition. Mobile Home features 3 bedrooms and 2 full baths with large eat in kitchen, plus the bunk house. All appliances are included and most furnishings will stay. Two decks and a private back yard are great for relaxing and ATV legal road is the icing on the cake. Title in hand for mobile home. Great and affordable opportunity to bring the whole family and enjoy Gods Country. Located just outside the town of Genesee where you'll find all the supplies you need for a successful stay at camp.

Key facts

• Large eat in kitchen
• Private back yard
• Large bunk house

Tags

• LARGE BUNK HOUSE
• UTILITY ROOM ADDITION
• LARGE EAT IN KITCHEN
• TWO DECKS
• PRIVATE BACK YARD
• ATV LEGAL ROAD

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; Residential property
• Construction: Metal siding
• Exterior features: Metal roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Electric water heater; 9 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $82 ($985/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% 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.
• Northern Potter SD (rural): math 29% / reading 45% proficiency, ranked #404 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Potter County population projected at -27% 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.87%
• DSCR: 1.84
• GRM: 5.8

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: 11.3%
• Equity multiple: 1.65×
• Total profit: $16,271
• Equity at exit: $40,423

10-year hold

• IRR: 13.6%
• Equity multiple: 3.02×
• Total profit: $50,900
• Equity at exit: $62,297

Cash invested: $25,172 (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 16923

• Active inventory: 8
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $82

Break-even live

Break-even rent $1,184

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $144	-5% $113	+0% $82	+5% $51	+10% $20
Rent	-10% $-20	-5% $31	+0% $82	+5% $133	+10% $184
Rate	-1.0pp $127	-0.5pp $105	base $82	+0.5pp $59	+1.0pp $35

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $89,900 Active 31 DOM
2. 2026-06-18
   days on market $89,900 Active 29 DOM
3. 2026-06-17
   days on market $89,900 Active 28 DOM
4. 2026-06-16
   days on market $89,900 Active 27 DOM
5. 2026-06-15
   days on market $89,900 Active 26 DOM
6. 2026-06-13
   days on market $89,900 Active 24 DOM
7. 2026-06-12
   days on market $89,900 Active 23 DOM
8. 2026-06-09
   days on market $89,900 Active 20 DOM
9. 2026-06-08
   days on market $89,900 Active 19 DOM
10. 2026-06-08
    days on market $89,900 Active 18 DOM
11. 2026-06-05
    days on market $89,900 Active 16 DOM
12. 2026-06-04
    days on market $89,900 Active 14 DOM
13. 2026-06-02
    days on market $89,900 Active 13 DOM
14. 2026-06-01
    days on market $89,900 Active 12 DOM
15. 2026-05-31
    days on market $89,900 Active 11 DOM
16. 2026-05-20
    listed $89,900 Active

ⓘ 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 7/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,450
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$4,214
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,615
• Taxable loss: −$236
• Est. tax savings @ 24.0%: +$57
• After-tax cash flow: $1,042/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 · 14 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some repairs and maintenance needed. Painting and updating the kitchen and bathrooms can significantly increase its resale value.

Repairs flagged

• Major Exterior siding — The exterior siding appears weathered and stained, with visible discoloration and peeling in places.
• Minor Kitchen cabinets — The kitchen cabinets are in fair condition, but the countertops and appliances appear dated and in need of replacement.
• Minor Bathroom fixtures — The bathrooms are in fair condition, but the fixtures and tiles appear dated and in need of replacement.
• Minor Paint — The paint appears to be in fair condition, but there are some areas with peeling or chipping.

Value-add opportunities

• Resale Painting and repainting the exterior siding and interior walls — Painting the exterior siding and interior walls can significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers.
• Resale Replacing the kitchen cabinets and countertops — Replacing the dated kitchen cabinets and countertops can significantly improve the home's resale value by making it more modern and appealing to potential buyers.
• Resale Replacing the bathroom fixtures and tiles — Replacing the dated bathroom fixtures and tiles can significantly improve the home's resale value by making it more modern and appealing to potential buyers.
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · The exterior siding appears weathered and stained, with visible discoloration and peeling in places.	Major	$15,000–50,000
Kitchen cabinets · The kitchen cabinets are in fair condition, but the countertops and appliances appear dated and in need of replacement.	Minor	$500–3,000
Bathroom fixtures · The bathrooms are in fair condition, but the fixtures and tiles appear dated and in need of replacement.	Minor	$500–3,000
Paint · The paint appears to be in fair condition, but there are some areas with peeling or chipping.	Minor	$500–3,000
Total estimated repair cost · 4 items		$16,500–59,000

Value-add ROI direction

• Resale Painting and repainting the exterior siding and interior walls — Painting the exterior siding and interior walls can significantly improve the home's curb appeal and overall condition, making it more attractive to potential buyers. ↑
• Resale Replacing the kitchen cabinets and countertops — Replacing the dated kitchen cabinets and countertops can significantly improve the home's resale value by making it more modern and appealing to potential buyers. ↑
• Resale Replacing the bathroom fixtures and tiles — Replacing the dated bathroom fixtures and tiles can significantly improve the home's resale value by making it more modern and appealing to potential buyers. ↑
• Both Upgrading the HVAC system — Upgrading the HVAC system can improve the home's comfort and energy efficiency, making it more attractive to potential buyers and 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: Northern Potter SD
• NCES district ID: 4217700
• Math proficiency: 29% ▼ -8.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,863
• Composite: 30.88/100
• National rank: #6120
• State rank: #404 of 539 in PA

Livability — Genesee

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

Census & demographics

• Population (ZIP): 1,436

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2%
• Common ancestry: Italian 3% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-20 Listed $89,900 NMPA