220 Bud Cir · Greenwood, PA 16602

$54,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured · 117 Days on market

Built 2003 Est $47k · 16% over ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and close to everything is what you will find with this conveniently located double wide in the Greenwood area of Altoona! Spacious Updated eat-in kitchen with plenty of cabinet space, Both a living room and family room, primary bedroom with a large spacious bath and a walk in closet. Two additional bedrooms and an additional bath in this spacious home. New metal roof in 2019. Lot rent $340/month includes water/sewer & lawn maintenance.

Key facts

• New metal roof
• Large bath
• Living room

Tags

• EAT-IN KITCHEN
• LIVING ROOM
• FAMILY ROOM
• LARGE BATH
• WALK IN CLOSET
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $657 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#452 in PA, #4,135 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Altoona Area SD (urban): math 30% / reading 44% proficiency, ranked #406 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 151 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Blair County population projected at -18% 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.47% ✓
• Cap rate: 21.88%
• Cash-on-cash: 55.68%
• DSCR: 3.48
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $47,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 E Hamilton Ln	0.74mi	2/2.0 (-1)	1,326 (+6%)	6mo	$50,000	$38	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 49.2%
• Equity multiple: 3.15×
• Total profit: $33,016
• Equity at exit: $8,186

10-year hold

• IRR: 54.7%
• Equity multiple: 6.39×
• Total profit: $82,832
• Equity at exit: $4,747

Cash invested: $15,372 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,354 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$46 /mo · $551/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $670/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $657

Break-even live

Break-even rent $522

Max offer price $54,900

Occupancy floor 46%

Sensitivity live

Price	-10% $689	-5% $673	+0% $657	+5% $642	+10% $626
Rent	-10% $550	-5% $604	+0% $657	+5% $711	+10% $764
Rate	-1.0pp $685	-0.5pp $671	base $657	+0.5pp $643	+1.0pp $629

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Clairmont Dr Altoona, PA	3.0	2.0	1216	$1,200	$0.99	45d	1	0.68mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	45d	9	1.15mi

Listing history 22 events

1. 2026-06-17
   status $54,900 Pending 117 DOM
2. 2026-06-17
   days on market $54,900 Active 117 DOM
3. 2026-06-16
   days on market $54,900 Active 116 DOM
4. 2026-06-15
   days on market $54,900 Active 115 DOM
5. 2026-06-14
   days on market $54,900 Active 113 DOM
6. 2026-06-13
   days on market $54,900 Active 112 DOM
7. 2026-06-10
   days on market $54,900 Active 110 DOM
8. 2026-06-09
   days on market $54,900 Active 109 DOM
9. 2026-06-08
   days on market $54,900 Active 108 DOM
10. 2026-06-07
    days on market $54,900 Active 107 DOM
11. 2026-06-05
    days on market $54,900 Active 104 DOM
12. 2026-06-03
    days on market $54,900 Active 103 DOM
13. 2026-06-02
    days on market $54,900 Active 102 DOM
14. 2026-06-01
    days on market $54,900 Active 101 DOM
15. 2026-05-31
    days on market $54,900 Active 100 DOM
16. 2026-05-30
    days on market $54,900 Active 99 DOM
17. 2026-03-14
    status Pending
18. 2026-02-19
    price $54,900
19. 2025-12-06
    listed $59,900 Active
20. 2023-04-10
    soldstatus $56,000 Closed 456-char remark

    Show marketing remark (456 chars)

    Updated and close to everything is what you will find with this conveniently located double wide in the Greenwood area of Altoona! Spacious Updated eat-in kitchen with plenty of cabinet space, Both a living room and family room, primary bedroom with a large spacious bath and a walk in closet. Two additional bedrooms and an additional bath in this spacious home. New metal roof in 2019. Lot rent $340/month includes water/sewer & lawn maintenance.

21. 2023-03-20
    status Pending 456-char remark

    Show marketing remark (456 chars)

    Updated and close to everything is what you will find with this conveniently located double wide in the Greenwood area of Altoona! Spacious Updated eat-in kitchen with plenty of cabinet space, Both a living room and family room, primary bedroom with a large spacious bath and a walk in closet. Two additional bedrooms and an additional bath in this spacious home. New metal roof in 2019. Lot rent $340/month includes water/sewer & lawn maintenance.

22. 2023-02-07
    listed $59,900 Active 456-char remark

    Show marketing remark (456 chars)

    Updated and close to everything is what you will find with this conveniently located double wide in the Greenwood area of Altoona! Spacious Updated eat-in kitchen with plenty of cabinet space, Both a living room and family room, primary bedroom with a large spacious bath and a walk in closet. Two additional bedrooms and an additional bath in this spacious home. New metal roof in 2019. Lot rent $340/month includes water/sewer & lawn maintenance.

ⓘ 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: $551 · $46/mo
• Projected year-2 tax: $709 · $59/mo
• Expected delta: +$158/yr (+$13/mo · 28.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,252
• − Mortgage interest: −$3,075
• − Property taxes: −$551
• − Insurance: −$945
• − Repairs & maintenance: −$1,300
• − Management: −$1,300
• − Depreciation: −$1,597
• Taxable income: $7,484
• Est. tax owed @ 24.0%: −$1,796
• After-tax cash flow: $6,093/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: Altoona Area SD
• NCES district ID: 4202340
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $38,465
• Composite: 30.85/100
• National rank: #6130
• State rank: #406 of 539 in PA

Livability — Greenwood

• Score: 75/100
• State rank: #452
• US rank: #4135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, PA
• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.37%
• Current HPI: 212.2268
• Rent YoY: —
• Metro: Altoona, PA
• 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

-8.3% since first listed

6 events — show timeline

• 2026-03-14 Pending — AHARMLS
• 2026-02-19 Price Changed $54,900 AHARMLS
• 2025-12-06 Listed $59,900 AHARMLS
• 2023-04-10 Sold (MLS) $56,000 AHARMLS
• 2023-03-20 Pending — AHARMLS
• 2023-02-07 Listed $59,900 AHARMLS

Property tax history

-1.2%/yr

Latest (2025): $551 · +5.0% YoY. Source: county tax records.