931 Mapletown · Mapletown, PA 15338

$87,750

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 195 Days on market

Built 1900 0.71 ac lot $94/sqft · 19% below area

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Why this score? — see what drove the C+ 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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

Key facts

• Double sinks
• Walk in storage
• Private back yard

Tags

• PRIVATE BACK YARD
• LARGE UPDATED EAT IN KITCHEN
• REAR DECK
• DOUBLE SINKS
• WALK IN STORAGE
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($939 rent vs $88k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,688 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Southeastern Greene SD (rural): math 41% / reading 54% proficiency, ranked #237 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 30 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($606 loan paydown + $3k appreciation (3.0% local appreciation)).
• Greene County population projected at -20% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 195 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago; this cycle's ask has dropped $32k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,220 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 9.02%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 7.8

CMA / ARV

• ARV (median comp): $215,567
• List price: $87,750
• Delta: -59.29%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.95×
• Total profit: $23,225
• Equity at exit: $39,456

10-year hold

• IRR: 18.1%
• Equity multiple: 3.64×
• Total profit: $64,889
• Equity at exit: $60,807

Cash invested: $24,570 (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 15338

• Active inventory: 7
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $939 medium
• Mortgage (P&I): −$460
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $199

Break-even live

Break-even rent $687

Max offer price $87,750

Occupancy floor 74%

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: $21,938
• Closing costs: $2,632
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-19
   days on market $87,750 Active 195 DOM
2. 2026-06-18
   days on market $87,750 Active 194 DOM
3. 2026-06-17
   days on market $87,750 Active 193 DOM
4. 2026-06-16
   days on market $87,750 Active 192 DOM
5. 2026-06-15
   days on market $87,750 Active 191 DOM
6. 2026-06-14
   days on market $87,750 Active 189 DOM
7. 2026-06-13
   pricedays on market $87,750 Active 188 DOM
8. 2026-06-10
   days on market $97,500 Active 186 DOM
9. 2026-06-09
   days on market $97,500 Active 185 DOM
10. 2026-06-08
    days on market $97,500 Active 184 DOM
11. 2026-06-07
    days on market $97,500 Active 183 DOM
12. 2026-06-05
    days on market $97,500 Active 180 DOM
13. 2026-06-03
    days on market $97,500 Active 179 DOM
14. 2026-06-02
    days on market $97,500 Active 178 DOM
15. 2026-06-01
    days on market $97,500 Active 177 DOM
16. 2026-05-31
    days on market $97,500 Active 176 DOM
17. 2026-05-30
    days on market $97,500 Active 175 DOM
18. 2026-05-13
    status Active 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

19. 2026-04-30
    historical Contingent 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

20. 2026-04-10
    status Active 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

21. 2026-03-11
    historical Contingent 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

22. 2026-01-23
    price $108,000 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

23. 2025-12-06
    listed $120,000 Active 575-char remark

    Show marketing remark (575 chars)

    2-3 Bedroom two story on . 71 acre lot with private back yard. Main floor contains living room to the left with fireplace, library or primary bedroom to the right with 2 closets and fireplace, large updated eat in kitchen leading to rear deck, large bathroom with double sinks, and laundry room. Second floor holds 2 additional bedrooms - both with fireplaces. The bedroom on the left has walk in storage/closet. Bedroom on the right has fireplace and hardwood floors. Owned by US Dept of Housing / Insured Escrow subject to appraisal / Sold as-is / EHO/ HUD Case #442-492199

24. 2025-08-08
    soldstatus $67,135
25. 2018-10-31
    soldstatus $129,000
26. 2018-10-29
    soldstatus $129,000 Sold 1004-char remark

    Show marketing remark (1004 chars)

    COMPLETELY UPDATED & PRETTY AS A PICTURE - This home is a complete renovation! Get a new home for a fraction of the cost! Good workmanship with lovely woodwork and mantels are found in this spacious home on almost 3/4 acres. First floor master! Features a updated eat in kitchen with new cabinetry, spacious living room, main floor laundry, spacious updated bath on main level. This home has a nice front covered porch and a large level lot! This updated home features new siding, new sofit, new exterior doors, new exterior trim, new PVC, new back deck, new plumbing, updated bathroom, newer high efficient furnace, also heat ducts added upstairs. The living room wall opened up to give this home a beautiful open concept, new drywall throughout entire house, new crown molding, box beams in kitchen with raised ceiling. Most wiring is new and GFI's added. New survey on property. The seller is still doing odds and ends. Will have home finished by closing. Partial privacy fence being installed.

27. 2018-09-24
    status Under Contract 1004-char remark

    Show marketing remark (1004 chars)

    COMPLETELY UPDATED & PRETTY AS A PICTURE - This home is a complete renovation! Get a new home for a fraction of the cost! Good workmanship with lovely woodwork and mantels are found in this spacious home on almost 3/4 acres. First floor master! Features a updated eat in kitchen with new cabinetry, spacious living room, main floor laundry, spacious updated bath on main level. This home has a nice front covered porch and a large level lot! This updated home features new siding, new sofit, new exterior doors, new exterior trim, new PVC, new back deck, new plumbing, updated bathroom, newer high efficient furnace, also heat ducts added upstairs. The living room wall opened up to give this home a beautiful open concept, new drywall throughout entire house, new crown molding, box beams in kitchen with raised ceiling. Most wiring is new and GFI's added. New survey on property. The seller is still doing odds and ends. Will have home finished by closing. Partial privacy fence being installed.

28. 2018-09-07
    price $135,000 1004-char remark

    Show marketing remark (1004 chars)

    COMPLETELY UPDATED & PRETTY AS A PICTURE - This home is a complete renovation! Get a new home for a fraction of the cost! Good workmanship with lovely woodwork and mantels are found in this spacious home on almost 3/4 acres. First floor master! Features a updated eat in kitchen with new cabinetry, spacious living room, main floor laundry, spacious updated bath on main level. This home has a nice front covered porch and a large level lot! This updated home features new siding, new sofit, new exterior doors, new exterior trim, new PVC, new back deck, new plumbing, updated bathroom, newer high efficient furnace, also heat ducts added upstairs. The living room wall opened up to give this home a beautiful open concept, new drywall throughout entire house, new crown molding, box beams in kitchen with raised ceiling. Most wiring is new and GFI's added. New survey on property. The seller is still doing odds and ends. Will have home finished by closing. Partial privacy fence being installed.

29. 2018-08-19
    listed $139,000 Active 1004-char remark

    Show marketing remark (1004 chars)

    COMPLETELY UPDATED & PRETTY AS A PICTURE - This home is a complete renovation! Get a new home for a fraction of the cost! Good workmanship with lovely woodwork and mantels are found in this spacious home on almost 3/4 acres. First floor master! Features a updated eat in kitchen with new cabinetry, spacious living room, main floor laundry, spacious updated bath on main level. This home has a nice front covered porch and a large level lot! This updated home features new siding, new sofit, new exterior doors, new exterior trim, new PVC, new back deck, new plumbing, updated bathroom, newer high efficient furnace, also heat ducts added upstairs. The living room wall opened up to give this home a beautiful open concept, new drywall throughout entire house, new crown molding, box beams in kitchen with raised ceiling. Most wiring is new and GFI's added. New survey on property. The seller is still doing odds and ends. Will have home finished by closing. Partial privacy fence being installed.

30. 2018-02-09
    soldstatus $25,000 Sold
31. 2018-01-22
    status Under Contract
32. 2017-12-22
    price $34,900
33. 2017-11-03
    listed $39,500 Active

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $971 · $81/mo
• Expected delta: +$416/yr (+$35/mo · 74.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 18 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: $11,272
• − Mortgage interest: −$4,915
• − Property taxes: −$555
• − Insurance: −$439
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,553
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $2,147/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: Southeastern Greene SD
• NCES district ID: 4222200
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 54% ▼ -10.00%
• Median HH income: $45,654
• Composite: 40.25/100
• National rank: #3769
• State rank: #237 of 539 in PA

Livability — Mapletown

• Score: 52/100
• State rank: #1688
• US rank: #24951

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mapletown, PA
• Population (ZIP): 1,500

Population outlook (Greene County) Hauer SSP2

• Today (2025): 34,975 people
• By 2030: 33,554 · -4.1%
• By 2040: 30,615 · -12.5%
• By 2050: 27,819 · -20.5%
• By 2075: 21,678 · -38.0%
• By 2100: 16,318 · -53.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 11% Scottish 2% Slovak 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+44.8) · D 26.6% · R 71.5% · Other 1.9%
• 2008→2024 swing: -44.4pp toward R · 2008: -0.4pp · 2024: -44.8pp
• All cycles: 2024: R+44.8 2020: R+43.4 2016: R+41.7 2012: R+17.6 2008: R+0.4

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

+173.4% since first listed

16 events — show timeline

• 2026-05-13 Relisted — West Penn MLS
• 2026-04-30 Contingent — West Penn MLS
• 2026-04-10 Relisted — West Penn MLS
• 2026-03-11 Contingent — West Penn MLS
• 2026-01-23 Price Changed $108,000 West Penn MLS
• 2025-12-06 Listed $120,000 West Penn MLS
• 2025-08-08 Sold (Public Records) $67,135 Public Records
• 2018-10-31 Sold (Public Records) $129,000 Public Records
• 2018-10-29 Sold (MLS) $129,000 West Penn MLS
• 2018-09-24 Pending — West Penn MLS
• 2018-09-07 Price Changed $135,000 West Penn MLS
• 2018-08-19 Listed $139,000 West Penn MLS
• 2018-02-09 Sold (MLS) $25,000 West Penn MLS
• 2018-01-22 Pending — West Penn MLS
• 2017-12-22 Price Changed $34,900 West Penn MLS
• 2017-11-03 Listed $39,500 West Penn MLS

Property tax history

+0.5%/yr

Latest (2025): $555 · +0.9% YoY. Source: county tax records.