206 Kingston Ln · Indiana, PA 15701

$25,000

2 bd · 2.0 ba · 1,084 sqft · Manufactured · 33 Days on market

Built 1992 5,227 sqft lot $23/sqft · 34% below area Est $38k · 34% under $538/mo HOA · 51% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This well-maintained single-level home offers comfort, convenience, and abundant natural light throughout. Skylights in the kitchen and bathrooms provide lots of natural light. In addition to the spacious living room, kitchen, and dining area, the home features two bedrooms, each with its own large full bathroom. One bathroom includes a walk-in jetted tub and a custom dual-sink vanity. A covered front porch provides the perfect shaded spot to relax. All appliances are included with the property.

Key facts

• Covered front porch
• Skylights in kitchen
• Walk-in jetted tub

Tags

• SKYLIGHTS IN KITCHEN
• SKYLIGHTS IN BATHROOMS
• WALK-IN JETTED TUB
• CUSTOM DUAL-SINK VANITY
• COVERED FRONT PORCH
• ALL APPLIANCES INCLUDED

Property features AI

Finance

• HOA & community: Association fee of $538 monthly

Exterior

• Parking: Assigned parking (3 spaces)
• Utilities: Public water; Public sewer
• Home design: Single-story; Metal roof
• Construction: Metal roof
• Exterior features: Resale property

Interior

• Kitchen: Dishwasher; Disposal; Stove; Refrigerator; Some gas appliances
• Bedrooms: One bedroom located on the main level
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Window screens and window treatments; Window treatments (additional)
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 2.9% in Indiana — 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 75/100 on livability (#429 in PA, #3,920 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Indiana 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 $7k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 51% of rent.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 4.21% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.35%
• DSCR: 1.91
• GRM: 2.0

CMA / ARV

• ARV (median comp): $38,000
• List price: $25,000
• Delta: -34.21%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Kingston Ln	0.01mi	3/1.5 (+1)	934 (-14%)	2mo	$20,000	$21	68
316 Seabrook Dr	0.19mi	2/1.0	924 (-15%)	2mo	$38,000	$41	61
476 Hammersmith Dr	0.25mi	3/1.0 (+1)	924 (-15%)	22mo	$28,500	$31	37

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: 13.7%
• Equity multiple: 1.55×
• Total profit: $3,858
• Equity at exit: $3,728

10-year hold

• IRR: 23.1%
• Equity multiple: 3.07×
• Total profit: $14,509
• Equity at exit: $2,162

Cash invested: $7,000 (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 15701

• Home prices YoY: -26.2%
• Active inventory: 94
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$34 /mo · $403/yr
• Insurance: −$10
• HOA: −$538
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $119

Break-even live

Break-even rent $903

Max offer price $25,000

Occupancy floor 84%

Sensitivity live

Price	-10% $133	-5% $126	+0% $119	+5% $112	+10% $105
Rent	-10% $36	-5% $77	+0% $119	+5% $160	+10% $202
Rate	-1.0pp $131	-0.5pp $125	base $119	+0.5pp $112	+1.0pp $106

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1895 Warren Rd Indiana, PA	1.0–2.0	1.0–1.5	790	$995	$1.26	44d	6	1.45mi

HOA detail

• Monthly dues: $538 · $6,456/yr

Listing history 12 events

1. 2026-06-16
   status $25,000 Pending 33 DOM
2. 2026-06-15
   days on market $25,000 Active 33 DOM
3. 2026-06-14
   days on market $25,000 Active 31 DOM
4. 2026-06-12
   days on market $25,000 Active 30 DOM
5. 2026-06-09
   days on market $25,000 Active 27 DOM
6. 2026-06-08
   days on market $25,000 Active 26 DOM
7. 2026-06-07
   days on market $25,000 Active 25 DOM
8. 2026-06-02
   days on market $25,000 Active 20 DOM
9. 2026-06-01
   days on market $25,000 Active 19 DOM
10. 2026-05-31
    days on market $25,000 Active 18 DOM
11. 2026-05-30
    days on market $25,000 Active 17 DOM
12. 2026-05-13
    listed $25,000 Active 500-char remark

ⓘ 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: $403 · $34/mo
• Projected year-2 tax: $403 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,635
• − Mortgage interest: −$1,400
• − Property taxes: −$403
• − Insurance: −$125
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − HOA: −$6,456
• − Depreciation: −$727
• Taxable income: $1,502
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $1,064/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Indiana

• Score: 75/100
• State rank: #429
• US rank: #3920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Indiana County · 31,269 people
• City population: 31,269
• Metro: Indiana, PA
• Population (ZIP): 31,269
• Household income: $56,311
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 1590.0

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 4% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 7% Serbian 3% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Other Indo-European 2% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.33%
• Current HPI: 167.0982
• Rent YoY: —
• Metro: Indiana, 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

2 events — show timeline

• 2026-06-15 Pending — West Penn MLS
• 2026-05-13 Listed $25,000 West Penn MLS

Property tax history

+1.8%/yr

Latest (2026): $403 · +2.2% YoY. Source: county tax records.