138 N White Dr · Davidsville, PA 15905

$40,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 4 Days on market

Built 2005 Est $35k · 16% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bedroom/2 bath mobile home in Pinecrest Estates is already to go. Ramp access to front door.

Key facts

• Built 2005
• Listed 3 days

Property features AI

Finance

• Financial info: Land lease payment of $340 per month

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer available
• Home design: Residential mobile home; Two levels / 2 stories
• Construction: Vinyl siding
• Exterior features: Membrane roof; Private maintained road; Located on a private road; Lot is leased

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Eat-in kitchen; Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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: property tax is 2.5% of price.

Recommended offer $40,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 3.13% ✓
• Cap rate: 26.66%
• Cash-on-cash: 72.75%
• DSCR: 4.24
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $34,560
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 N White Dr	0.00mi	3/2.0	1,152 (0%)	8mo	$35,000	$30	94

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: 72.5%
• Equity multiple: 4.29×
• Total profit: $36,802
• Equity at exit: $5,964

10-year hold

• IRR: 76.4%
• Equity multiple: 8.85×
• Total profit: $87,891
• Equity at exit: $3,458

Cash invested: $11,200 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$84 /mo · $1,005/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $679

Break-even live

Break-even rent $393

Max offer price $40,000

Occupancy floor 41%

Sensitivity live

Price	-10% $702	-5% $690	+0% $679	+5% $668	+10% $656
Rent	-10% $580	-5% $630	+0% $679	+5% $728	+10% $778
Rate	-1.0pp $699	-0.5pp $689	base $679	+0.5pp $669	+1.0pp $658

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $40,000 Active 4 DOM
2. 2026-06-18
   days on market $40,000 Active 3 DOM
3. 2026-06-17
   days on market $40,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $40,000 Active 1 DOM

ⓘ 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: $1,005 · $84/mo
• Projected year-2 tax: $1,005 · $84/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: $15,025
• − Mortgage interest: −$2,241
• − Property taxes: −$1,005
• − Insurance: −$200
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$1,164
• Taxable income: $8,012
• Est. tax owed @ 24.0%: −$1,923
• After-tax cash flow: $6,225/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

+0.0% since first listed

14 events — show timeline

• 2026-06-16 Listed $40,000 CSMLS
• 2025-10-27 Sold (MLS) $35,000 CSMLS
• 2025-10-27 Sold (MLS) $35,000 AHARMLS
• 2025-10-22 Pending — AHARMLS
• 2025-10-22 Pending — CSMLS
• 2025-07-25 Listed $37,500 CSMLS
• 2025-07-25 Listed $37,500 AHARMLS
• 2025-07-16 Pending — CSMLS
• 2025-07-16 Pending — AHARMLS
• 2025-07-16 Sold (MLS) $34,500 AHARMLS
• 2025-07-15 Sold (MLS) $34,500 CSMLS
• 2025-03-31 Listed $48,000 AHARMLS
• 2025-03-31 Listed $48,000 CSMLS
• 2022-01-14 Sold (MLS) $40,000 CSMLS

Property tax history

+1.0%/yr

Latest (2026): $1,005 · +3.2% YoY. Source: county tax records.