1101 Marion Street Ext · Carroll, PA 15067

$53,990

3 bd · 2.0 ba · 871 sqft · Manufactured public records · 23 Days on market

Built 1997

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2 full bathroom home offering affordable, move-in ready living in a private setting in New Eagle, PA. This well-maintained single-wide has been thoughtfully refreshed with brand new flooring, new appliances, and fresh paint throughout, giving the entire home a clean, modern feel. The functional 3 bed / 2 bath layout provides plenty of space for comfortable living, whether you & acirc; & euro; & trade; re a first-time buyer, downsizing, or looking for an investment opportunity. Key updates include a newer HVAC system (approximately 5 years old) and a recently replaced 40 gallon hot water tank, giving peace of mind on major mechanical

Key facts

• Fresh paint
• Updated flooring
• Conveniently located

Tags

• UPDATED FLOORING
• FRESH PAINT
• NEWER HVAC SYSTEM
• MANAGEABLE MONTHLY LOT RENT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $54k.

Deal economics

• At list price, monthly cash flow is $336 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $54k).
• Recommended offer: $53k (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.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 8 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $374 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,180 (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: 1.56% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.65%
• DSCR: 2.19
• GRM: 5.3

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: 20.5%
• Equity multiple: 1.83×
• Total profit: $12,620
• Equity at exit: $8,050

10-year hold

• IRR: 28.7%
• Equity multiple: 3.54×
• Total profit: $38,466
• Equity at exit: $4,668

Cash invested: $15,117 (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 15067

• Home prices YoY: -9.5%
• Active inventory: 8
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$283
• Tax from tax record: −$24 /mo · $290/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $336

Break-even live

Break-even rent $417

Max offer price $53,990

Occupancy floor 55%

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: $13,498
• Closing costs: $1,620
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $53,990 Active 23 DOM
2. 2026-06-17
   days on market $53,990 Active 22 DOM
3. 2026-06-16
   days on market $53,990 Active 21 DOM
4. 2026-06-15
   days on market $53,990 Active 20 DOM
5. 2026-06-13
   days on market $53,990 Active 18 DOM
6. 2026-06-13
   days on market $53,990 Active 17 DOM
7. 2026-06-09
   days on market $53,990 Active 14 DOM
8. 2026-06-08
   days on market $53,990 Active 13 DOM
9. 2026-06-07
   days on market $53,990 Active 12 DOM
10. 2026-06-05
    days on market $53,990 Active 9 DOM
11. 2026-06-03
    days on market $53,990 Active 8 DOM
12. 2026-06-02
    days on market $53,990 Active 7 DOM
13. 2026-06-01
    days on market $53,990 Active 6 DOM
14. 2026-05-31
    days on market $53,990 Active 5 DOM
15. 2026-05-27
    listed $53,990 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: $290 · $24/mo
• Projected year-2 tax: $571 · $48/mo
• Expected delta: +$282/yr (+$23/mo · 97.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 18 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: $10,109
• − Mortgage interest: −$3,024
• − Property taxes: −$290
• − Insurance: −$270
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$1,571
• Taxable income: $3,337
• Est. tax owed @ 24.0%: −$801
• After-tax cash flow: $3,228/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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Carroll

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

Census & demographics

• Population (ZIP): 2,207

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 1%
• Common ancestry: Romanian 8% American 2% Serbian 2%
• Foreign-born: 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: ▼ -18.74%
• Current HPI: 178.1645
• 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

• 2026-05-27 Listed $53,990 FSBO.com

Property tax history

-5.3%/yr

Latest (2026): $290 · +4.5% YoY. Source: county tax records.