127 1st St · Twin Rocks, PA 15960

$59,900

3 bd · 1.0 ba · 960 sqft · Manufactured · 8 Days on market

Built 1987 2.17 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sit in your backyard, relax and listen to the water from the Blacklick stream on your 2+ acre lot. 3 Bedroom mobile home with family room addition w/ propane fireplace. Appliances included.

Key facts

• 2.17 acre lot
• Garage
• Built 1987

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Vinyl siding; Metal roof; Shingle roof; One-level construction
• Exterior features: Public water; Public sewer available; Sewer available

Interior

• Bedrooms: Master bedroom on main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Master bedroom on main level; Fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Blacklick Valley SD (town): math 37% / reading 50% proficiency, ranked #310 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $2k appreciation (3.0% local appreciation)).
• 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.81% ✓
• Cap rate: 15.66%
• Cash-on-cash: 33.45%
• DSCR: 2.49
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.4%
• Equity multiple: 3.00×
• Total profit: $33,493
• Equity at exit: $26,934

10-year hold

• IRR: 35.5%
• Equity multiple: 5.92×
• Total profit: $82,516
• Equity at exit: $41,508

Cash invested: $16,772 (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 15960

• Active inventory: 4
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,087 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$52 /mo · $623/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $412

Break-even live

Break-even rent $565

Max offer price $59,900

Occupancy floor 57%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-28
   status Pending

   Show marketing remark (189 chars)

   Sit in your backyard, relax and listen to the water from the Blacklick stream on your 2+ acre lot. 3 Bedroom mobile home with family room addition w/ propane fireplace. Appliances included.

2. 2026-04-28
   status Pending 189-char remark

   Show marketing remark (189 chars)

   Sit in your backyard, relax and listen to the water from the Blacklick stream on your 2+ acre lot. 3 Bedroom mobile home with family room addition w/ propane fireplace. Appliances included.

3. 2026-04-20
   listed $59,900 Active 189-char remark

   Show marketing remark (189 chars)

   Sit in your backyard, relax and listen to the water from the Blacklick stream on your 2+ acre lot. 3 Bedroom mobile home with family room addition w/ propane fireplace. Appliances included.

4. 2026-04-20
   listed $59,900 Active

   Show marketing remark (189 chars)

   Sit in your backyard, relax and listen to the water from the Blacklick stream on your 2+ acre lot. 3 Bedroom mobile home with family room addition w/ propane fireplace. Appliances included.

ⓘ 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: $623 · $52/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$162/yr (+$13/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $13,041
• − Mortgage interest: −$3,355
• − Property taxes: −$623
• − Insurance: −$966
• − Repairs & maintenance: −$1,043
• − Management: −$1,043
• − Depreciation: −$1,743
• Taxable income: $4,268
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $3,920/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: Blacklick Valley SD
• NCES district ID: 4203690
• Math proficiency: 37% ▲ 7.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $38,550
• Composite: 36.25/100
• National rank: #4712
• State rank: #310 of 539 in PA

Livability — Twin Rocks

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

Census & demographics

• Census place: Twin Rocks, PA
• Population (ZIP): 169

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 (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 4% Italian 4% Slovak 2%

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: —
• Current HPI: —
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-28 Pending — CSMLS
• 2026-04-28 Pending — AHARMLS
• 2026-04-20 Listed $59,900 AHARMLS
• 2026-04-20 Listed $59,900 CSMLS

Property tax history

+1.3%/yr

Latest (2026): $623 · +0.0% YoY. Source: county tax records.