121 Spruce Dr · Davidsville, PA 15905

$26,900

2 bd · 1.0 ba · 715 sqft · Manufactured · 69 Days on market

Built 2011 $340/mo HOA · 36% of rent ↓ 16% since listing

---

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
• Schools +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newer 2 bedroom / 1 bath manufactured home in Pinecrest Estates. New carpeting. Carport. Priced to sell. Leased lot. Property needs to stay in Pinecrest. New owner subject to park application and approval.

Key facts

• Built 2011
• Listed 68 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $27k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $27k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#938 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Conemaugh Township Area SD (rural): math 59% / reading 75% proficiency, ranked #45 of 539 in PA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 78 units permitted in Somerset County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $186 of loan paydown is wiped out by about $807 of value loss. Plan a longer hold.
• Somerset County population projected at -21% 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 $8k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $25,286 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 15.36%
• Cash-on-cash: 32.37%
• DSCR: 2.44
• GRM: 2.4

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: 27.9%
• Equity multiple: 2.17×
• Total profit: $8,814
• Equity at exit: $4,011

10-year hold

• IRR: 35.7%
• Equity multiple: 4.36×
• Total profit: $25,280
• Equity at exit: $2,326

Cash invested: $7,532 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 93
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $940 medium
• Mortgage (P&I): −$141
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$11
• HOA: −$340
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $203

Break-even live

Break-even rent $683

Max offer price $26,900

Occupancy floor 73%

Sensitivity live

Price	-10% $218	-5% $211	+0% $203	+5% $196	+10% $188
Rent	-10% $129	-5% $166	+0% $203	+5% $240	+10% $277
Rate	-1.0pp $217	-0.5pp $210	base $203	+0.5pp $196	+1.0pp $189

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: $6,725
• Closing costs: $807
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $340 · $4,080/yr

Listing history 20 events

1. 2026-06-19
   days on market $26,900 Active 69 DOM
2. 2026-06-18
   days on market $26,900 Active 68 DOM
3. 2026-06-17
   days on market $26,900 Active 67 DOM
4. 2026-06-16
   days on market $26,900 Active 66 DOM
5. 2026-06-15
   days on market $26,900 Active 65 DOM
6. 2026-06-14
   days on market $26,900 Active 63 DOM
7. 2026-06-12
   days on market $26,900 Active 62 DOM
8. 2026-06-09
   days on market $26,900 Active 59 DOM
9. 2026-06-08
   days on market $26,900 Active 58 DOM
10. 2026-06-07
    days on market $26,900 Active 57 DOM
11. 2026-06-05
    days on market $26,900 Active 54 DOM
12. 2026-06-03
    days on market $26,900 Active 53 DOM
13. 2026-06-02
    days on market $26,900 Active 52 DOM
14. 2026-06-01
    days on market $26,900 Active 51 DOM
15. 2026-05-31
    days on market $26,900 Active 50 DOM
16. 2026-05-30
    days on market $26,900 Active 49 DOM
17. 2026-05-09
    price $26,900 205-char remark

    Show marketing remark (205 chars)

    Newer 2 bedroom / 1 bath manufactured home in Pinecrest Estates. New carpeting. Carport. Priced to sell. Leased lot. Property needs to stay in Pinecrest. New owner subject to park application and approval.

18. 2026-05-09
    price $26,900 205-char remark

    Show marketing remark (205 chars)

    Newer 2 bedroom / 1 bath manufactured home in Pinecrest Estates. New carpeting. Carport. Priced to sell. Leased lot. Property needs to stay in Pinecrest. New owner subject to park application and approval.

19. 2026-04-11
    listed $31,900 Active 205-char remark

    Show marketing remark (205 chars)

    Newer 2 bedroom / 1 bath manufactured home in Pinecrest Estates. New carpeting. Carport. Priced to sell. Leased lot. Property needs to stay in Pinecrest. New owner subject to park application and approval.

20. 2026-04-11
    listed $31,900 Active 205-char remark

    Show marketing remark (205 chars)

    Newer 2 bedroom / 1 bath manufactured home in Pinecrest Estates. New carpeting. Carport. Priced to sell. Leased lot. Property needs to stay in Pinecrest. New owner subject to park application and approval.

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $569 · $47/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 ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,284
• − Mortgage interest: −$1,507
• − Property taxes: −$569
• − Insurance: −$134
• − Repairs & maintenance: −$903
• − Management: −$903
• − HOA: −$4,080
• − Depreciation: −$783
• Taxable income: $2,406
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $1,861/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: Conemaugh Township Area SD
• NCES district ID: 4206420
• Math proficiency: 59% ▼ -10.00%
• Reading proficiency: 75% ▼ -4.00%
• Median HH income: $47,140
• Composite: 56.55/100
• National rank: #1150
• State rank: #45 of 539 in PA

Livability — Davidsville

• Score: 67/100
• State rank: #938
• US rank: #10259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cambria County · 30,791 people
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

Population outlook (Somerset County) Hauer SSP2

• Today (2025): 71,318 people
• By 2030: 68,555 · -3.9%
• By 2040: 62,447 · -12.4%
• By 2050: 56,437 · -20.9%
• By 2075: 44,453 · -37.7%
• By 2100: 32,408 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

Political lean MEDSL · Somerset

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -32.2pp toward R · 2008: -25.0pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+55.9 2012: R+42.9 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, PA
• 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

-15.7% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $26,900 AHARMLS
• 2026-05-09 Price Changed $26,900 CSMLS
• 2026-04-11 Listed $31,900 CSMLS
• 2026-04-11 Listed $31,900 AHARMLS

Property tax history

+1.0%/yr

Latest (2026): $569 · +3.2% YoY. Source: county tax records.