34 Cloverleaf Ct · Todd, PA 17233

$75,000

2 bd · 2.0 ba · 728 sqft · Manufactured public records · 22 Days on market

Built 2025 2,000 sqft lot

---

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 +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 2,000 sq ft lot
• 2 parking spots
• Built 2025

Property features AI

Finance

• Other: Income/expense note: Annual ground rent
• Financial info: Ground rent paid annually; Lease considered

Exterior

• Parking: 2 off-street driveway parking spaces (total 2 parking spaces)
• Utilities: Public sewer; Other water source; Electric hot water; Propane (leased and metered) for heating
• Home design: Manufactured home; Construction completed; Vinyl siding; Shingle roof; Excellent condition; Fee simple ownership; Pets considered on a case-by-case basis; Property manager present
• Construction: Vinyl siding construction; Shingle roof; Manufactured structure; Construction completed
• Exterior features: Shed on property; Ground rent required (paid annually); Not in a federal flood zone; Above-grade living area approximately 1,000 (estimated)

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate plank flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Propane heating (leased and metered); Electric hot water; Other heating type
• Interior features: Laminate plank flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $75k).
• Recommended offer: $74k (1.5% 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.
• Central Fulton SD (rural): math 36% / reading 54% proficiency, ranked #278 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcconnellsburg El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 429 students, 50% FRL); Mcconnellsburg Ms (math 22% / reading 52%, grade F, #298 of 512 statewide, top 60%, 211 students, 51% FRL); Mcconnellsburg Hs (math 74% / reading 75%, grade A-, #31 of 437 statewide, top 7%, 291 students, 25% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Fulton County population projected at -25% 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago 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.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.26% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.42%
• DSCR: 1.78
• GRM: 6.6

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: 8.8%
• Equity multiple: 1.34×
• Total profit: $7,234
• Equity at exit: $11,183

10-year hold

• IRR: 17.9%
• Equity multiple: 2.48×
• Total profit: $31,173
• Equity at exit: $6,485

Cash invested: $21,000 (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 17233

• Home prices YoY: -25.5%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $305

Break-even live

Break-even rent $560

Max offer price $75,000

Occupancy floor 63%

Sensitivity live

Price	-10% $347	-5% $326	+0% $305	+5% $284	+10% $262
Rent	-10% $230	-5% $268	+0% $305	+5% $342	+10% $380
Rate	-1.0pp $343	-0.5pp $324	base $305	+0.5pp $285	+1.0pp $266

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $75,000 Active 22 DOM
2. 2026-06-21
   days on market $75,000 Active 21 DOM
3. 2026-06-18
   days on market $75,000 Active 19 DOM
4. 2026-06-17
   days on market $75,000 Active 18 DOM
5. 2026-06-16
   days on market $75,000 Active 17 DOM
6. 2026-06-15
   days on market $75,000 Active 16 DOM
7. 2026-06-13
   days on market $75,000 Active 14 DOM
8. 2026-06-12
   days on market $75,000 Active 13 DOM
9. 2026-06-09
   days on market $75,000 Active 10 DOM
10. 2026-06-08
    days on market $75,000 Active 9 DOM
11. 2026-06-08
    days on market $75,000 Active 8 DOM
12. 2026-06-07
    days on market $75,000 Active 7 DOM
13. 2026-06-04
    days on market $75,000 Active 4 DOM
14. 2026-06-02
    days on market $75,000 Active 3 DOM
15. 2026-06-01
    days on market $75,000 Active 2 DOM
16. 2026-05-31
    listed $75,000 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: $212 · $18/mo
• Projected year-2 tax: $699 · $58/mo
• Expected delta: +$487/yr (+$41/mo · 229.5%)

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

Taxation est. · year 1

• Rental income: $11,349
• − Mortgage interest: −$4,201
• − Property taxes: −$212
• − Insurance: −$375
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,182
• Taxable income: $2,563
• Est. tax owed @ 24.0%: −$615
• After-tax cash flow: $3,044/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: Central Fulton SD
• NCES district ID: 4214850
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 54% ▼ -12.00%
• Median HH income: $45,014
• Composite: 38.09/100
• National rank: #4278
• State rank: #278 of 539 in PA

Livability — Todd

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

Census & demographics

• Population (ZIP): 5,103

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 13,762 people
• By 2030: 13,167 · -4.3%
• By 2040: 11,836 · -14.0%
• By 2050: 10,342 · -24.9%
• By 2075: 7,170 · -47.9%
• By 2100: 4,581 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+72.6) · D 13.5% · R 86.1%
• 2008→2024 swing: -24.0pp toward R · 2008: -48.6pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+72.0 2016: R+70.8 2012: R+56.6 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.60%
• Current HPI: 136.17
• 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

3 events — show timeline

• 2026-05-30 Listed $75,000 BRIGHT MLS
• 2003-05-16 Delisted — MRIS
• 2002-05-20 Listed — MRIS