1476 S 88th Rd · Mapletown, PA 15338

$125,000

4 bd · 2.0 ba · 2,128 sqft · MultiFamily public records · 18 Days on market

Built 2008

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Why this score? — see what drove the C 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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Double wide home 4 bedroom/2 full baths 28 wide x 80 long (2240 sqft) 1.1 acres It does need a little tlc inside but not much It does have a brand new metal roof on it Commodore Date of Mfg 03/03/08 Everything is electric Asking $125,000 1476 South 88 Rd, Greensboro, PA [phone]

Key facts

• Metal roof
• 1.1 acres
• Built 2008

Tags

• METAL ROOF
• 1.1 ACRES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,688 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Southeastern Greene SD (rural): math 41% / reading 54% proficiency, ranked #237 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• Greene County population projected at -20% 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.09% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 7.6

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: 14.2%
• Equity multiple: 1.81×
• Total profit: $28,285
• Equity at exit: $56,205

10-year hold

• IRR: 16.0%
• Equity multiple: 3.35×
• Total profit: $82,245
• Equity at exit: $86,619

Cash invested: $35,000 (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 15338

• Active inventory: 7
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $207

Break-even live

Break-even rent $1,104

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $125,000 Active 18 DOM
2. 2026-06-18
   days on market $125,000 Active 17 DOM
3. 2026-06-17
   days on market $125,000 Active 16 DOM
4. 2026-06-16
   days on market $125,000 Active 15 DOM
5. 2026-06-15
   days on market $125,000 Active 14 DOM
6. 2026-06-14
   days on market $125,000 Active 12 DOM
7. 2026-06-13
   days on market $125,000 Active 11 DOM
8. 2026-06-10
   days on market $125,000 Active 9 DOM
9. 2026-06-09
   days on market $125,000 Active 8 DOM
10. 2026-06-08
    days on market $125,000 Active 7 DOM
11. 2026-06-07
    days on market $125,000 Active 6 DOM
12. 2026-06-05
    days on market $125,000 Active 3 DOM
13. 2026-06-03
    days on market $125,000 Active 2 DOM
14. 2026-06-02
    remarks 289-char remark
15. 2026-06-02
    listed $125,000 Active 1 DOM

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $1,973 · $164/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,391
• − Mortgage interest: −$7,002
• − Property taxes: −$1,970
• − Insurance: −$625
• − Repairs & maintenance: −$1,311
• − Management: −$1,311
• − Depreciation: −$3,636
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,359/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: Southeastern Greene SD
• NCES district ID: 4222200
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,654
• Composite: 40.25/100
• National rank: #3769
• State rank: #237 of 539 in PA

Livability — Mapletown

• Score: 52/100
• State rank: #1688
• US rank: #24951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,500

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 11% Scottish 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

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

• 2026-06-02 Listed $125,000 FSBO.com

Property tax history

+14.8%/yr

Latest (2025): $1,970 · +0.9% YoY. Source: county tax records.