321 Beallsville Rd Unit 9-B · Bentleyville, PA 15314

$55,900

3 bd · 1.0 ba · 990 sqft · Manufactured · 214 Days on market

Built 2025 Good condition $56/sqft · 22% above area Est $46k · 22% over ↓ 5% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +1.6/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Find Your Perfect Match at Bentleyville Lot 9 at Bentleyville offers stylish, affordable living in a quiet Bentleyville, PA community. This new 3-bedroom, 1-bath manufactured home features a bright open layout, modern finishes, and everyday functionality. Inside, enjoy wood-look vinyl flooring, large windows, and a sleek kitchen with dark wood cabinetry, laminate countertops, and a full Whirlpool stainless steel appliance package. Thoughtful extras like washer and dryer hookups, LED lighting, USB outlets, a programmable thermostat, and premium exterior finishes make this home move-in ready. Bentleyville Lot 9 is a smart choice for first-time buyers, downsizers, or anyone looking for comfortable homeownership at a great value.

Key facts

• 2 parking spots
• Built 2025
• Listed 214 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $56k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $56k).
• Recommended offer: $49k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $386 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.53%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• GRM: 4.8

CMA / ARV

• ARV (median comp): $45,894
• List price: $55,900
• Delta: 21.80%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Beallsville Rd Lot 14a	0.01mi	2/2.0 (-1)	990 (0%)	17mo	$49,900	$50	76
321 Beallsville Rd Lot 10a	0.01mi	2/2.0 (-1)	1,024 (+3%)	11mo	$49,900	$49	75
321 Beallsville Rd Lot 15a	0.01mi	2/2.0 (-1)	1,024 (+3%)	15mo	$49,900	$49	72
321 Beallsville Rd Lot 11a	0.01mi	3/2.0	1,056 (+7%)	17mo	$53,900	$51	70
321 Beallsville Rd Lot 18a	0.01mi	2/1.0 (-1)	896 (-10%)	16mo	$49,900	$56	65

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: 23.9%
• Equity multiple: 1.98×
• Total profit: $15,410
• Equity at exit: $8,335

10-year hold

• IRR: 31.8%
• Equity multiple: 3.87×
• Total profit: $44,966
• Equity at exit: $4,833

Cash invested: $15,652 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$293
• Tax est. 1.5%: −$70 /mo · $838/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $384

Break-even live

Break-even rent $489

Max offer price $55,900

Occupancy floor 56%

Sensitivity live

Price	-10% $423	-5% $403	+0% $384	+5% $365	+10% $345
Rent	-10% $307	-5% $345	+0% $384	+5% $422	+10% $461
Rate	-1.0pp $412	-0.5pp $398	base $384	+0.5pp $369	+1.0pp $355

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: $13,975
• Closing costs: $1,677
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 S Main St Unit 2 Ellsworth, PA	2.0	1.0	900	$975	$1.08	44d	1	0.33mi

Listing history 15 events

1. 2026-06-18
   days on market $55,900 Active 214 DOM
2. 2026-06-17
   days on market $55,900 Active 213 DOM
3. 2026-06-16
   days on market $55,900 Active 212 DOM
4. 2026-06-15
   days on market $55,900 Active 211 DOM
5. 2026-06-13
   days on market $55,900 Active 209 DOM
6. 2026-06-13
   days on market $55,900 Active 208 DOM
7. 2026-06-09
   days on market $55,900 Active 205 DOM
8. 2026-06-08
   days on market $55,900 Active 204 DOM
9. 2026-06-07
   days on market $55,900 Active 203 DOM
10. 2026-06-03
    days on market $55,900 Active 199 DOM
11. 2026-06-02
    days on market $55,900 Active 198 DOM
12. 2026-06-01
    days on market $55,900 Active 197 DOM
13. 2026-05-31
    days on market $55,900 Active 196 DOM
14. 2026-04-14
    price $55,900 735-char remark

    Show marketing remark (735 chars)

    Find Your Perfect Match at Bentleyville Lot 9 at Bentleyville offers stylish, affordable living in a quiet Bentleyville, PA community. This new 3-bedroom, 1-bath manufactured home features a bright open layout, modern finishes, and everyday functionality. Inside, enjoy wood-look vinyl flooring, large windows, and a sleek kitchen with dark wood cabinetry, laminate countertops, and a full Whirlpool stainless steel appliance package. Thoughtful extras like washer and dryer hookups, LED lighting, USB outlets, a programmable thermostat, and premium exterior finishes make this home move-in ready. Bentleyville Lot 9 is a smart choice for first-time buyers, downsizers, or anyone looking for comfortable homeownership at a great value.

15. 2025-11-16
    listed $58,900 Active 735-char remark

    Show marketing remark (735 chars)

    Find Your Perfect Match at Bentleyville Lot 9 at Bentleyville offers stylish, affordable living in a quiet Bentleyville, PA community. This new 3-bedroom, 1-bath manufactured home features a bright open layout, modern finishes, and everyday functionality. Inside, enjoy wood-look vinyl flooring, large windows, and a sleek kitchen with dark wood cabinetry, laminate countertops, and a full Whirlpool stainless steel appliance package. Thoughtful extras like washer and dryer hookups, LED lighting, USB outlets, a programmable thermostat, and premium exterior finishes make this home move-in ready. Bentleyville Lot 9 is a smart choice for first-time buyers, downsizers, or anyone looking for comfortable homeownership at a great value.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$3,131
• − Property taxes: −$838
• − Insurance: −$280
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,626
• Taxable income: $3,953
• Est. tax owed @ 24.0%: −$949
• After-tax cash flow: $3,659/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with modern finishes and a bright open layout. It offers a good return on investment with minimal updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Interior touch-ups — Fresh paint and minor updates can make the home more appealing and increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Interior touch-ups — Fresh paint and minor updates can make the home more appealing and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 208.2692
• 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

-5.1% since first listed

2 events — show timeline

• 2026-04-14 Price Changed $55,900 Zillow
• 2025-11-16 Listed $58,900 Zillow