Colony Beacon Prestige Plan · North Strabane, PA 15330

$79,900

3 bd · 2.0 ba · 1,140 sqft · Manufactured · 386 Days on market

Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Step into comfort with the Colony Beacon Prestige, a 16' x 76' manufactured home offering 3 spacious bedrooms, 2 full baths, and 1,140 sq. ft. of thoughtfully designed living space. Enjoy energy-efficient features, modern finishes, and an open-concept layout perfect for everyday living. Located in Angel Estates, this home blends style, space, and value in a peaceful community.

Key facts

• Open-concept layout
• Listed 386 days

Tags

• ENERGY-EFFICIENT FEATURES
• OPEN-CONCEPT LAYOUT

🏗️ New construction. The $79,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $69,136.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($938 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Canon-Mcmillan SD (suburban): math 49% / reading 72% proficiency, ranked #66 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 46 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($478 loan paydown + $4k appreciation (5.2% local appreciation)).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 386 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 386 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: 1.36% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.30%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $69,136
• List price: $79,900
• Delta: 15.57%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
60 Carl Ave C1 A Unit C1	0.00mi	3/2.0	1,020 (-10%)	8mo	$75,000	$74	76

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.4%
• Equity multiple: 2.73×
• Total profit: $33,422
• Equity at exit: $39,955

10-year hold

• IRR: 26.2%
• Equity multiple: 5.46×
• Total profit: $86,265
• Equity at exit: $69,606

Cash invested: $19,358 (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 15330

• Home prices YoY: 2.0%
• Active inventory: 46
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $938 medium
• Mortgage (P&I): −$363
• Tax est. 1.5%: −$86 /mo · $1,037/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $263

Break-even live

Break-even rent $605

Max offer price $69,136

Occupancy floor 67%

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: $17,284
• Closing costs: $2,074
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $79,900 Active 386 DOM
2. 2026-06-17
   days on market $79,900 Active 385 DOM
3. 2026-06-16
   days on market $79,900 Active 384 DOM
4. 2026-06-15
   days on market $79,900 Active 383 DOM
5. 2026-06-13
   days on market $79,900 Active 381 DOM
6. 2026-06-09
   days on market $79,900 Active 377 DOM
7. 2026-06-08
   days on market $79,900 Active 376 DOM
8. 2026-06-07
   days on market $79,900 Active 375 DOM
9. 2026-06-03
   days on market $79,900 Active 371 DOM
10. 2026-06-02
    days on market $79,900 Active 370 DOM
11. 2026-06-01
    days on market $79,900 Active 369 DOM
12. 2026-05-31
    days on market $79,900 Active 368 DOM
13. 2025-05-29
    listed $79,900 Active 379-char remark

    Show marketing remark (379 chars)

    Step into comfort with the Colony Beacon Prestige, a 16' x 76' manufactured home offering 3 spacious bedrooms, 2 full baths, and 1,140 sq. ft. of thoughtfully designed living space. Enjoy energy-efficient features, modern finishes, and an open-concept layout perfect for everyday living. Located in Angel Estates, this home blends style, space, and value in a peaceful community.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 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: $11,251
• − Mortgage interest: −$3,873
• − Property taxes: −$1,037
• − Insurance: −$346
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,011
• Taxable income: $2,184
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $2,630/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 · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with recent exterior updates and a modern interior. It is move-in ready and has the potential for further value increases with minor updates.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value
• Both Upgrading the flooring — Newer flooring can improve the home's appearance and increase its value
• Both Updating the kitchen appliances — Modern appliances can make the kitchen more functional and attractive
• Both Installing new lighting fixtures — New lighting can improve the home's ambiance and increase its value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's appeal and value ↑
• Both Upgrading the flooring — Newer flooring can improve the home's appearance and increase its value ↑
• Both Updating the kitchen appliances — Modern appliances can make the kitchen more functional and attractive ↑
• Both Installing new lighting fixtures — New lighting can improve the home's ambiance and increase its 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: Canon-Mcmillan SD
• NCES district ID: 4204890
• Math proficiency: 49% ▼ -14.00%
• Reading proficiency: 72% ▼ -8.00%
• Median HH income: $62,946
• Composite: 52.63/100
• National rank: #1557
• State rank: #66 of 539 in PA

Livability — North Strabane

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

Census & demographics

• Census place: Wylandville, PA
• Population (ZIP): 5,687

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 9% Iranian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Asian/Pacific 1%

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: ▲ 5.18%
• Current HPI: 258.7979
• 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

1 event — show timeline

• 2025-05-29 Listed $79,900 Zillow