647 Dunnings Creek Rd

Pleasantville, PA 15554

$100,000D-

2 bd · 1.0 ba · 728 sqft · Built 2002 · Manufactured · Pending · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $693/mo
• Mortgage (P&I): −$524
• Tax + insurance: −$167
• HOA: −$0
• Vac / Maint / Mgmt: −$146
• Net cashflow: $-144/mo
• Annual: $-1,723/yr
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• 1% rule: 0.69%
• Cash to close: $28,000

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.
• At list price, monthly cash flow is $-144 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $69k (30.7% below list).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $69k (30.7% below list) — sets the bar for 1% rule.
• In year one you build about $10k of equity ($691 loan paydown + $9k appreciation (8.9% local appreciation)).
• Location reads 67/100 on livability (#973 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Chestnut Ridge SD (rural): math 41% / reading 60% proficiency, ranked #183 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Chestnut Ridge Central El Sch (324 students, 58% FRL); Chestnut Ridge Ms (math 38% / reading 60%, grade C-, #140 of 512 statewide, top 28%, 418 students, 54% FRL); Chestnut Ridge Shs (math 52% / reading 57%, grade C-, #99 of 437 statewide, top 23%, 490 students, 44% FRL).
• Market conditions: 15 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-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?
• 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?
• 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.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: kitchen cabinets — outdated and in poor condition
• Major: kitchen countertops — outdated and in poor condition
• Major: bathroom fixtures — outdated and in poor condition
• Major: exterior siding — poor condition
• Major: landscaping — overgrown grass and poor condition