107 Easy St · Cresson, PA 16630

$45,000

2 bd · 2.0 ba · 1,568 sqft · Manufactured · 20 Days on market

Built 1996 Est $80k · 44% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• 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

Immaculate like new 2 BR 2 full bath , central air 28x56 double wide! eat in kitchen area, or relax in the morning room with cathedral windows! The large laundry room w/ side porch entrance is a plus. Large shed and newly replaced skirting w/ paved driveway. Large deck. .. Must See!!

Key facts

• Newer roof
• Spacious living area
• One floor living

Tags

• ONE FLOOR LIVING
• NEWER ROOF
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREA
• COMFORTABLE BEDROOMS
• LOW MAINTENANCE LIVING

Property features AI

Exterior

• Utilities: Public water
• Home design: Manufactured home (double wide); One level; Vinyl siding
• Construction: Metal roof
• Exterior features: Deck; Porch; Shed(s); Cleared, level lot

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Oven; Range; Refrigerator; Freezer; Pantry
• Bedrooms: Total rooms: 8
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Ceiling fan cooling
• Interior features: Pantry; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($925 rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.1% vs local median 5.4% in Cresson — 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 70/100 on livability (#767 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Penn Cambria SD (town): math 29% / reading 57% proficiency, ranked #304 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn Cambria Intrmd Sch (math 32% / reading 55%, grade F, #866 of 1,518 statewide, top 57%, 211 students, 52% FRL); Penn Cambria Ms (math 18% / reading 59%, grade F, #275 of 512 statewide, top 55%, 468 students, 50% FRL); Penn Cambria Hs (math 67%, 567 students, 28% FRL).
• Market conditions: 32 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Cambria County population projected at -28% 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 $13k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $22k; list at $45k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $44,325 (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 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?
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: 2.06% ✓
• Cap rate: 17.11%
• Cash-on-cash: 38.63%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $79,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Peary Cir	0.18mi	3/2.0 (+1)	1,577 (+1%)	3mo	$79,900	$51	83

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: 34.8%
• Equity multiple: 2.47×
• Total profit: $18,567
• Equity at exit: $6,710

10-year hold

• IRR: 41.6%
• Equity multiple: 4.93×
• Total profit: $49,529
• Equity at exit: $3,891

Cash invested: $12,600 (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 16630

• Active inventory: 32
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $406

Break-even live

Break-even rent $412

Max offer price $45,000

Occupancy floor 51%

Sensitivity live

Price	-10% $431	-5% $418	+0% $406	+5% $393	+10% $380
Rent	-10% $333	-5% $369	+0% $406	+5% $442	+10% $479
Rate	-1.0pp $428	-0.5pp $417	base $406	+0.5pp $394	+1.0pp $382

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1943 Saint Joseph St Cresson, PA	3.0	2.0	1120	$925	$0.83	45d	1	0.21mi

Listing history 14 events

1. 2026-06-22
   days on market $45,000 Active 20 DOM
2. 2026-06-19
   days on market $45,000 Active 17 DOM
3. 2026-06-18
   days on market $45,000 Active 16 DOM
4. 2026-06-17
   days on market $45,000 Active 15 DOM
5. 2026-06-16
   days on market $45,000 Active 14 DOM
6. 2026-06-15
   days on market $45,000 Active 13 DOM
7. 2026-06-14
   days on market $45,000 Active 11 DOM
8. 2026-06-13
   days on market $45,000 Active 10 DOM
9. 2026-06-10
   days on market $45,000 Active 8 DOM
10. 2026-06-09
    days on market $45,000 Active 7 DOM
11. 2026-06-08
    days on market $45,000 Active 6 DOM
12. 2026-06-07
    days on market $45,000 Active 5 DOM
13. 2026-06-03
    remarks 564-char remark
14. 2026-06-03
    listed $45,000 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: $844 · $70/mo
• Projected year-2 tax: $844 · $70/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,100
• − Mortgage interest: −$2,521
• − Property taxes: −$844
• − Insurance: −$225
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$1,309
• Taxable income: $4,425
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $3,806/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: Penn Cambria SD
• NCES district ID: 4213770
• Math proficiency: 29% ▼ -21.00%
• Reading proficiency: 57% ▼ -12.00%
• Median HH income: $45,952
• Composite: 36.48/100
• National rank: #4657
• State rank: #304 of 539 in PA

Livability — Cresson

• Score: 70/100
• State rank: #767
• US rank: #7975

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,771
• Population (ZIP): 4,771

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Black 1%
• Common ancestry: Romanian 14% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 98% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.81%
• Current HPI: 112.0315
• 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

+60.7% since first listed

3 events — show timeline

• 2026-06-02 Listed $45,000 AHARMLS
• 2012-08-07 Sold (MLS) $22,500 AHARMLS
• 2012-02-27 Listed $28,000 AHARMLS

Property tax history

-1.4%/yr

Latest (2026): $844 · +3.6% YoY. Source: county tax records.