66 Meadowview Dr · Centre, PA 17068

$104,500

3 bd · 2.0 ba · 1,400 sqft · Manufactured public records · 42 Days on market

Built 2010 $75/sqft · 6% below area Est $112k · 6% under

---

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
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

YOU'VE GOT TO SEE TO BELIEVE. .. This 28x56, 3BR/2BA mobile home has it all. Open concept kitchen/living & dining area. Kitchen has an abundance of cupboards/storage space. Laundry room off kitchen. Master bedroom with master bath and walk in closet. Sunroom with sliders leading to back deck. Great for entertaining and grilling. Very well maintained is this smoke free & pet free property. Shed will convey with home. Don't miss this one!

Key facts

• Built 2010
• Listed 42 days

Property features AI

Finance

• Other: Not in a federal flood zone; Above-grade finished area approximately 1,400 (assessor)
• Financial info: Ownership interest: Ground rent
• HOA & community: Ground rent of $450 paid monthly

Exterior

• Parking: Paved off-street parking
• Utilities: Public sewer; Private/community water; Electric hot water
• Home design: Manufactured home; Single-level living (all main living on one level); Located in Country View Village
• Construction: Vinyl siding; Above-grade and below-grade structures noted; Assessor-reported year built
• Exterior features: Exterior lighting

Interior

• Kitchen: Kitchen
• Bedrooms: Three bedrooms on the main level (Master Bedroom, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning
• Interior features: Living room; Master bathroom; No basement
• Laundry & utility: Laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $104k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $104k).
• Recommended offer: $101k (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.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 80% at this address vs 48% district-wide (+31 pts) — the actual schools serving this property are materially stronger than the West Perry SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 19 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $722 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Perry County population projected at -19% 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 $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $104k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $101,365 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.87% ✓
• Cap rate: 16.34%
• Cash-on-cash: 35.87%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (median comp): $111,618
• List price: $104,500
• Delta: -6.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 31.6%
• Equity multiple: 2.33×
• Total profit: $38,775
• Equity at exit: $15,581

10-year hold

• IRR: 38.7%
• Equity multiple: 4.61×
• Total profit: $105,489
• Equity at exit: $9,035

Cash invested: $29,260 (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 17068

• Home prices YoY: -14.6%
• Active inventory: 19
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,955 medium
• Mortgage (P&I): −$548
• Tax from tax record: −$78 /mo · $935/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $875

Break-even live

Break-even rent $847

Max offer price $104,500

Occupancy floor 50%

Sensitivity live

Price	-10% $934	-5% $904	+0% $875	+5% $845	+10% $816
Rent	-10% $720	-5% $798	+0% $875	+5% $952	+10% $1,029
Rate	-1.0pp $927	-0.5pp $901	base $875	+0.5pp $848	+1.0pp $820

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: $26,125
• Closing costs: $3,135
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $104,500 Active 42 DOM
2. 2026-06-17
   days on market $104,500 Active 41 DOM
3. 2026-06-16
   days on market $104,500 Active 40 DOM
4. 2026-06-15
   days on market $104,500 Active 39 DOM
5. 2026-06-14
   days on market $104,500 Active 37 DOM
6. 2026-06-13
   days on market $104,500 Active 36 DOM
7. 2026-06-10
   days on market $104,500 Active 34 DOM
8. 2026-06-09
   days on market $104,500 Active 33 DOM
9. 2026-06-08
   days on market $104,500 Active 32 DOM
10. 2026-06-07
    days on market $104,500 Active 31 DOM
11. 2026-06-03
    days on market $104,500 Active 27 DOM
12. 2026-06-02
    days on market $104,500 Active 26 DOM
13. 2026-06-01
    days on market $104,500 Active 25 DOM
14. 2026-05-31
    days on market $104,500 Active 24 DOM
15. 2026-05-31
    days on market $104,500 Active 23 DOM
16. 2026-05-07
    listed $105,000 Active 639-char remark
17. 2019-06-28
    soldstatus $55,000 Closed 452-char remark

    Show marketing remark (452 chars)

    YOU'VE GOT TO SEE TO BELIEVE. .. This 28x56, 3BR/2BA mobile home has it all. Open concept kitchen/living & dining area. Kitchen has an abundance of cupboards/storage space. Laundry room off kitchen. Master bedroom with master bath and walk in closet. Sunroom with sliders leading to back deck. Great for entertaining and grilling. Very well maintained is this smoke free & pet free property. Shed will convey with home. Don't miss this one!

18. 2019-06-07
    status Pending 452-char remark

    Show marketing remark (452 chars)

    YOU'VE GOT TO SEE TO BELIEVE. .. This 28x56, 3BR/2BA mobile home has it all. Open concept kitchen/living & dining area. Kitchen has an abundance of cupboards/storage space. Laundry room off kitchen. Master bedroom with master bath and walk in closet. Sunroom with sliders leading to back deck. Great for entertaining and grilling. Very well maintained is this smoke free & pet free property. Shed will convey with home. Don't miss this one!

19. 2019-05-03
    price $56,000 452-char remark

    Show marketing remark (452 chars)

    YOU'VE GOT TO SEE TO BELIEVE. .. This 28x56, 3BR/2BA mobile home has it all. Open concept kitchen/living & dining area. Kitchen has an abundance of cupboards/storage space. Laundry room off kitchen. Master bedroom with master bath and walk in closet. Sunroom with sliders leading to back deck. Great for entertaining and grilling. Very well maintained is this smoke free & pet free property. Shed will convey with home. Don't miss this one!

20. 2019-03-26
    listed $58,000 Active 452-char remark

    Show marketing remark (452 chars)

    YOU'VE GOT TO SEE TO BELIEVE. .. This 28x56, 3BR/2BA mobile home has it all. Open concept kitchen/living & dining area. Kitchen has an abundance of cupboards/storage space. Laundry room off kitchen. Master bedroom with master bath and walk in closet. Sunroom with sliders leading to back deck. Great for entertaining and grilling. Very well maintained is this smoke free & pet free property. Shed will convey with home. Don't miss this one!

21. 2016-01-31
    historical
22. 2015-07-14
    listed $65,900

ⓘ 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: $935 · $78/mo
• Projected year-2 tax: $1,293 · $108/mo
• Expected delta: +$358/yr (+$30/mo · 38.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,456
• − Mortgage interest: −$5,854
• − Property taxes: −$935
• − Insurance: −$522
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$3,040
• Taxable income: $9,352
• Est. tax owed @ 24.0%: −$2,244
• After-tax cash flow: $8,252/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Centre

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

Census & demographics

• Population (ZIP): 4,384

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 5% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.07%
• Current HPI: 157.819
• 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

+58.6% since first listed

8 events — show timeline

• 2026-05-29 Price Changed $104,500 BRIGHT MLS
• 2026-05-07 Listed $105,000 BRIGHT MLS
• 2019-06-28 Sold (MLS) $55,000 BRIGHT MLS
• 2019-06-07 Pending — BRIGHT MLS
• 2019-05-03 Price Changed $56,000 BRIGHT MLS
• 2019-03-26 Listed $58,000 BRIGHT MLS
• 2016-01-31 Listing Removed — BRIGHT MLS
• 2015-07-14 Listed $65,900 BRIGHT MLS

Property tax history

+2.2%/yr

Latest (2026): $935 · -8.9% YoY. Source: county tax records.