501 Windy Hill Rd #153 · Bloomfield, PA 17090

$32,900

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 53 Days on market

Built 1985 ↓ 11% since listing

---

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 +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

Key facts

• 2 parking spots
• Built 1985
• Listed 52 days

Property features AI

Finance

• Other: Improvement assessed value reported; Annual taxes and assessment information recorded
• Financial info: Ground rent $596.91 paid monthly; Ownership interest: Ground rent

Exterior

• Parking: Driveway parking; 2 driveway spaces (total 2 garage/parking spaces)
• Utilities: Public water; Public sewer
• Home design: Manufactured home (single wide, Peerless); Above-grade finished living area reported
• Construction: Manufactured/modular construction; Structure listed as manufactured; Other structures noted above and below grade; Year built estimated
• Exterior features: Located in Orchard Hills park; Not in a federal flood zone; Ground rent exists (paid monthly)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Electric hot water
• Interior features: No basement; Living area recorded from assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 37.5% vs local median 5.7% in Bloomfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#847 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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 Ms (math 23% / reading 61%, grade D-, #221 of 512 statewide, top 45%, 496 students, 52% FRL); West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Zoned-school proficiency averages 61% at this address vs 48% district-wide (+12 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: 16 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 $227 of loan paydown is wiped out by about $987 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $31,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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: 4.17% ✓
• Cap rate: 37.49%
• Cash-on-cash: 111.41%
• DSCR: 5.96
• GRM: 2.0

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: —
• Equity multiple: 6.34×
• Total profit: $49,159
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 13.27×
• Total profit: $113,029
• Equity at exit: $2,845

Cash invested: $9,212 (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 17090

• Home prices YoY: -29.3%
• Active inventory: 16
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$173
• Tax est. 1.5%: −$41 /mo · $494/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $855

Break-even live

Break-even rent $288

Max offer price $32,900

Occupancy floor 33%

Sensitivity live

Price	-10% $878	-5% $867	+0% $855	+5% $844	+10% $832
Rent	-10% $747	-5% $801	+0% $855	+5% $909	+10% $963
Rate	-1.0pp $872	-0.5pp $864	base $855	+0.5pp $847	+1.0pp $838

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $32,900 Active 53 DOM
2. 2026-06-18
   days on market $32,900 Active 50 DOM
3. 2026-06-17
   days on market $32,900 Active 49 DOM
4. 2026-06-16
   days on market $32,900 Active 48 DOM
5. 2026-06-15
   days on market $32,900 Active 47 DOM
6. 2026-06-14
   days on market $32,900 Active 45 DOM
7. 2026-06-13
   days on market $32,900 Active 44 DOM
8. 2026-06-10
   days on market $32,900 Active 42 DOM
9. 2026-06-09
   days on market $32,900 Active 41 DOM
10. 2026-06-08
    days on market $32,900 Active 40 DOM
11. 2026-06-07
    pricedays on market $32,900 Active 39 DOM
12. 2026-06-03
    days on market $35,000 Active 35 DOM
13. 2026-06-02
    days on market $35,000 Active 34 DOM
14. 2026-06-01
    days on market $35,000 Active 33 DOM
15. 2026-05-31
    days on market $35,000 Active 32 DOM
16. 2026-05-31
    days on market $35,000 Active 31 DOM
17. 2026-04-29
    listed $35,000 Active 432-char remark
18. 2025-05-21
    soldstatus $32,000 Closed 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

19. 2025-05-01
    status Pending 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

20. 2025-04-29
    price $35,000 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

21. 2025-02-07
    price $32,000 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

22. 2024-11-18
    price $33,000 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

23. 2024-11-08
    listed $37,000 Active 401-char remark

    Show marketing remark (401 chars)

    New price! Enjoy inexpensive living in this newly updated 3 bedroom, 1 bath, 1985 Peerless single wide mobile home. Outdoor shed for extra storage. Brand new flooring and paint throughout! Propane heat and electric stove. All appliances, including washer and dryer, stay! Come check this out today and be in by the Holidays! (Note: Lot rent is $488.91/month and includes sewer and trash service)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,444
• − Mortgage interest: −$1,843
• − Property taxes: −$494
• − Insurance: −$164
• − Repairs & maintenance: −$1,316
• − Management: −$1,316
• − Depreciation: −$957
• Taxable income: $10,355
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $7,777/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 — Bloomfield

• Score: 69/100
• State rank: #847
• US rank: #8881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,342

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 (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 4% Romanian 3% Polish 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 2% Other Indo-European 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: ▼ -66.20%
• Current HPI: 159.3903
• 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

-11.1% since first listed

8 events — show timeline

• 2026-06-04 Price Changed $32,900 BRIGHT MLS
• 2026-04-29 Listed $35,000 BRIGHT MLS
• 2025-05-21 Sold (MLS) $32,000 BRIGHT MLS
• 2025-05-01 Pending — BRIGHT MLS
• 2025-04-29 Price Changed $35,000 BRIGHT MLS
• 2025-02-07 Price Changed $32,000 BRIGHT MLS
• 2024-11-18 Price Changed $33,000 BRIGHT MLS
• 2024-11-08 Listed $37,000 BRIGHT MLS

Property tax history

+2.4%/yr

Latest (2026): $23 · -7.5% YoY. Source: county tax records.