110 Country Garden Estates Dr · East Franklin, PA 16262

$39,900

2 bd · 1.0 ba · 784 sqft · Manufactured · 44 Days on market

Built 2014 4,356 sqft lot $355/mo HOA · 40% of rent ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +11.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.0/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this well - maintained 2 bedroom, 1 bathroom mobile home offering comfort, convenience and exceptional value. Perfect for first-time buyers, downsizers or anyone seeking an affordable lifestyle without sacrificing charm. Step inside the bright and inviting 3 season room that leads to a warm and welcoming living area. The open layout flows into the well equipped kitchen that includes all appliances, ample cabinet space and room for casual dining. Both bedrooms feature ample closet space. The full bathroom is complete with included washer and dryer. The yard features country views and a private shed. There is also a carport area with dedicated parking for 2 vehicles. Conveniently l

Key facts

• 4,356 sq ft lot
• 2 parking spots
• Built 2014

Property features AI

Finance

• HOA & community: Association fee of $355 per month

Exterior

• Parking: Covered parking; Two total parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story home; Resale property; Asphalt roof; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof
• Exterior features: Small lot (approximately 0.1 acre)

Interior

• Kitchen: Kitchen on the main level (12x12); Dishwasher; Stove; Refrigerator; Some gas appliances
• Bedrooms: Two bedrooms on the main level (9x12 and 12x12)
• Flooring: Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $-15 ($-184/yr) — negative.
• To cash-flow at today's rent, offer at most $37k (6.8% below list).
• Meets the 1% rule at list price ($880 rent vs $40k).
• Recommended offer: $37k (6.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Armstrong SD (rural): math 38% / reading 58% proficiency, ranked #233 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• In year one you build about $211 of equity ($276 loan paydown + $-65 appreciation (-0.2% local appreciation)).
• Armstrong County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; HOA is 40% of rent.

Recommended offer $37,192 (6.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 2.21% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.2%
• Equity multiple: 0.81×
• Total profit: $-2,167
• Equity at exit: $11,262

10-year hold

• IRR: 2.4%
• Equity multiple: 1.26×
• Total profit: $2,891
• Equity at exit: $13,283

Cash invested: $11,172 (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 16262

• Home prices YoY: -0.1%
• Active inventory: 7
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$17
• HOA: −$355
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $-15

Break-even live

Break-even rent $900

Max offer price $37,192

Occupancy floor 97%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 17 events

1. 2026-06-18
   price $39,900 Active 44 DOM
2. 2026-06-18
   days on market $42,900 Active 44 DOM
3. 2026-06-17
   days on market $42,900 Active 43 DOM
4. 2026-06-16
   days on market $42,900 Active 42 DOM
5. 2026-06-16
   price $42,900 Active 41 DOM
6. 2026-06-15
   days on market $45,000 Active 41 DOM
7. 2026-06-13
   days on market $45,000 Active 39 DOM
8. 2026-06-12
   days on market $45,000 Active 38 DOM
9. 2026-06-09
   days on market $45,000 Active 35 DOM
10. 2026-06-08
    days on market $45,000 Active 34 DOM
11. 2026-06-08
    days on market $45,000 Active 33 DOM
12. 2026-06-07
    days on market $45,000 Active 32 DOM
13. 2026-06-04
    days on market $45,000 Active 29 DOM
14. 2026-06-02
    days on market $45,000 Active 28 DOM
15. 2026-06-01
    days on market $45,000 Active 27 DOM
16. 2026-05-31
    days on market $45,000 Active 26 DOM
17. 2026-05-04
    listed $45,000 Active 842-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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $10,566
• − Mortgage interest: −$2,235
• − Property taxes: −$1,561
• − Insurance: −$200
• − Repairs & maintenance: −$845
• − Management: −$845
• − HOA: −$4,260
• − Depreciation: −$1,161
• Taxable loss: −$540
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $-54/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: Armstrong SD
• NCES district ID: 4202590
• Math proficiency: 38% ▼ -13.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $43,333
• Composite: 40.41/100
• National rank: #3729
• State rank: #233 of 539 in PA

Livability — East Franklin

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,811

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 3% Serbian 2% Slovak 2%
• Foreign-born: 0%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.16%
• Current HPI: 157.0474
• 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

-4.7% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $42,900 West Penn MLS
• 2026-05-26 Relisted — West Penn MLS
• 2026-05-20 Contingent — West Penn MLS
• 2026-05-04 Listed $45,000 West Penn MLS

Property tax history

+0.9%/yr

Latest (2026): $1,561 · +0.0% YoY. Source: county tax records.