34 Cloverleaf Ct

Todd, PA 17233

$75,000B-

2 bd · 2.0 ba · 728 sqft · Built 2025 · Manufactured · Active · 22 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $946/mo
• Mortgage (P&I): −$393
• Tax + insurance: −$49
• HOA: −$0
• Vac / Maint / Mgmt: −$199
• Net cashflow: $305/mo
• Annual: $3,659/yr
• Cap rate: 11.17%
• Cash-on-cash: 17.42%
• DSCR: 1.78
• 1% rule: 1.26%
• Cash to close: $21,000

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $75k.
• 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).
• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• 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.
• 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).
• Fulton County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.