230 Fairview Ave W Unit 3 · Marietta, PA 17547

$89,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 44 Days on market

Built 1985 $107/sqft · 64% below area

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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
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Basic living in a very quiet Marietta park. If you are handy, you can have a very nice home after renovations. The roof and HVAC are solid but this home needs flooring, paint probably kitchen and bath upgrades. If you are a flipper, you could be in and out of this in a week and make a nice profit.

Key facts

• Built 1985
• Listed 43 days

Property features AI

Finance

• Other: Property is recorded under other ownership interest
• HOA & community: Monthly community fee of $400; Community fee includes water, sewer and trash

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available
• Home design: Manufactured single-wide home; Estimated year of major remodel 2026; Entry level: main floor; Exterior finished above grade
• Construction: Aluminum siding; Shingle roof; Manufactured structure; Other foundation
• Exterior features: Located in Fairview Mobile Home Park; Not in a federal flood zone; Pets allowed with no restrictions

Interior

• Bedrooms: Two bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air heating; Central air conditioning; Electric hot water
• Interior features: Luxury vinyl plank flooring; No basement; Property in excellent condition; Property manager on site
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#347 in PA, #3,048 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, health & safety F.
• Donegal SD (rural): math 35% / reading 55% proficiency, ranked #251 of 539 in PA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Donegal Intermediate School (math 32% / reading 57%, grade F, #815 of 1,518 statewide, top 56%, 833 students, 50% FRL); Donegal Jhs (math 26% / reading 53%, grade F, #268 of 512 statewide, top 53%, 457 students, 49% FRL); Donegal Hs (math 62% / reading 30%, grade D-, #178 of 437 statewide, top 42%, 930 students, 43% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $90k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — 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 44 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: 1.86% ✓
• Cap rate: 16.95%
• Cash-on-cash: 38.07%
• DSCR: 2.69
• GRM: 4.5

CMA / ARV

• ARV (median comp): $252,078
• List price: $89,900
• Delta: -64.34%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 2.44×
• Total profit: $36,255
• Equity at exit: $13,404

10-year hold

• IRR: 41.0%
• Equity multiple: 4.85×
• Total profit: $96,918
• Equity at exit: $7,773

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 17547

• Home prices YoY: -31.0%
• Active inventory: 26
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,676 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$16 /mo · $196/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $798

Break-even live

Break-even rent $665

Max offer price $89,900

Occupancy floor 47%

Sensitivity live

Price	-10% $849	-5% $824	+0% $798	+5% $773	+10% $640
Rent	-10% $666	-5% $732	+0% $798	+5% $865	+10% $931
Rate	-1.0pp $844	-0.5pp $821	base $798	+0.5pp $775	+1.0pp $751

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Essex St Marietta, PA	2.0	1.5	1000	$1,700	$1.70	25d	1	0.23mi
421 W Market St Marietta, PA	1.0–2.0	1.0–2.0	881	$1,725	$1.96	15d	1	0.31mi
379 Rivermoor Dr Marietta, PA	1.0–3.0	1.0–2.5	1020	$1,325	$1.30	15d	1	1.21mi

Listing history 21 events

1. 2026-06-21
   days on market $89,900 Active 44 DOM
2. 2026-06-18
   days on market $89,900 Active 41 DOM
3. 2026-06-17
   days on market $89,900 Active 40 DOM
4. 2026-06-16
   days on market $89,900 Active 39 DOM
5. 2026-06-15
   days on market $89,900 Active 38 DOM
6. 2026-06-14
   days on market $89,900 Active 36 DOM
7. 2026-06-13
   days on market $89,900 Active 35 DOM
8. 2026-06-10
   days on market $89,900 Active 33 DOM
9. 2026-06-09
   days on market $89,900 Active 32 DOM
10. 2026-06-08
    days on market $89,900 Active 31 DOM
11. 2026-06-07
    pricedays on market $89,900 Active 30 DOM
12. 2026-06-05
    days on market $94,900 Active 27 DOM
13. 2026-06-03
    days on market $94,900 Active 26 DOM
14. 2026-06-02
    days on market $94,900 Active 25 DOM
15. 2026-06-01
    days on market $94,900 Active 24 DOM
16. 2026-05-31
    days on market $94,900 Active 23 DOM
17. 2026-05-30
    days on market $94,900 Active 22 DOM
18. 2026-05-08
    listed $99,000 Active 385-char remark
19. 2026-02-20
    soldstatus $20,000 Closed 298-char remark

    Show marketing remark (298 chars)

    Basic living in a very quiet Marietta park. If you are handy, you can have a very nice home after renovations. The roof and HVAC are solid but this home needs flooring, paint probably kitchen and bath upgrades. If you are a flipper, you could be in and out of this in a week and make a nice profit.

20. 2026-02-05
    status Pending 298-char remark

    Show marketing remark (298 chars)

    Basic living in a very quiet Marietta park. If you are handy, you can have a very nice home after renovations. The roof and HVAC are solid but this home needs flooring, paint probably kitchen and bath upgrades. If you are a flipper, you could be in and out of this in a week and make a nice profit.

21. 2026-02-03
    listed $20,000 Active 298-char remark

    Show marketing remark (298 chars)

    Basic living in a very quiet Marietta park. If you are handy, you can have a very nice home after renovations. The roof and HVAC are solid but this home needs flooring, paint probably kitchen and bath upgrades. If you are a flipper, you could be in and out of this in a week and make a nice profit.

ⓘ 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: $196 · $16/mo
• Projected year-2 tax: $808 · $67/mo
• Expected delta: +$612/yr (+$51/mo · 312.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,107
• − Mortgage interest: −$5,036
• − Property taxes: −$196
• − Insurance: −$450
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,615
• Taxable income: $8,593
• Est. tax owed @ 24.0%: −$2,062
• After-tax cash flow: $7,519/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: Donegal SD
• NCES district ID: 4207650
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $60,514
• Composite: 39.56/100
• National rank: #3935
• State rank: #251 of 539 in PA

Livability — Marietta

• Score: 77/100
• State rank: #347
• US rank: #3048

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marietta, PA
• Population (ZIP): 9,100

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 1%
• Hispanic origin (detail): Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.50%
• Current HPI: 257.1115
• 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

+349.5% since first listed

6 events — show timeline

• 2026-06-06 Price Changed $89,900 BRIGHT MLS
• 2026-05-22 Price Changed $94,900 BRIGHT MLS
• 2026-05-08 Listed $99,000 BRIGHT MLS
• 2026-02-20 Sold (MLS) $20,000 BRIGHT MLS
• 2026-02-05 Pending — BRIGHT MLS
• 2026-02-03 Listed $20,000 BRIGHT MLS

Property tax history

-2.7%/yr

Latest (2026): $196 · +3.3% YoY. Source: county tax records.