460 Donruth Ln · Parkhill, PA 15909

$32,500

2 bd · 1.0 ba · 980 sqft · Manufactured · 20 Days on market

Built 1990 Fair condition $33/sqft · 34% below area Est $50k · 34% under $280/mo HOA · 32% of rent

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.8/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This 2 Bedroom, 1 Full Bath mobile home is located on a leased lot in the Maple Heights Community in East Taylor Township in the Conemaugh Valley School District. The home offers an open concept Living Area and updated Kitchen area with breakfast bar and refrigerator and range/oven included. Two Bedrooms and Full Bathroom with tub/shower. Laundry hookups in hallway. Lot rent is $280/month and includes sewer, garbage & snow removal. Financing options are available! Call today to schedule your tour!

Key facts

• Built 1990
• Listed 20 days

🏷️ Possibly a rental listed for sale. The $32,500 price doesn't fit this home's estimated sale value (~$49,500) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($887 rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Conemaugh Valley SD (rural): math 30% / reading 56% proficiency, ranked #313 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 22 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($225 loan paydown + $1k appreciation (3.6% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $32,012 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.73% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.91%
• DSCR: 2.15
• GRM: 3.1

CMA / ARV

• ARV (median comp): $49,500
• List price: $32,500
• Delta: -34.34%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
460 Donruth Ln	0.00mi	2/1.0	980 (0%)	1mo	$31,000	$32	99
132 Bansky Ave	0.11mi	2/2.0	980 (0%)	2mo	$53,000	$54	89
149 Bansky Ave	0.08mi	3/2.0 (+1)	1,120 (+14%)	2mo	$49,500	$44	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 2.93×
• Total profit: $17,593
• Equity at exit: $15,655

10-year hold

• IRR: 33.1%
• Equity multiple: 5.85×
• Total profit: $44,168
• Equity at exit: $24,968

Cash invested: $9,100 (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 15909

• Home prices YoY: 2.4%
• Active inventory: 22
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $887 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$280
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $196

Break-even live

Break-even rent $639

Max offer price $32,500

Occupancy floor 73%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $280 · $3,360/yr
• Likely covers: sewertrashsnow removal

Listing history 2 events

1. 2026-05-12
   status Pending 508-char remark

   Show marketing remark (508 chars)

   This 2 Bedroom, 1 Full Bath mobile home is located on a leased lot in the Maple Heights Community in East Taylor Township in the Conemaugh Valley School District. The home offers an open concept Living Area and updated Kitchen area with breakfast bar and refrigerator and range/oven included. Two Bedrooms and Full Bathroom with tub/shower. Laundry hookups in hallway. Lot rent is $280/month and includes sewer, garbage & snow removal. Financing options are available! Call today to schedule your tour!

2. 2026-04-20
   listed $32,500 Active 508-char remark

   Show marketing remark (508 chars)

   This 2 Bedroom, 1 Full Bath mobile home is located on a leased lot in the Maple Heights Community in East Taylor Township in the Conemaugh Valley School District. The home offers an open concept Living Area and updated Kitchen area with breakfast bar and refrigerator and range/oven included. Two Bedrooms and Full Bathroom with tub/shower. Laundry hookups in hallway. Lot rent is $280/month and includes sewer, garbage & snow removal. Financing options are available! Call today to schedule your tour!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,649
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$852
• − Management: −$852
• − HOA: −$3,360
• − Depreciation: −$945
• Taxable income: $2,169
• Est. tax owed @ 24.0%: −$521
• After-tax cash flow: $1,837/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.

Condition & rehab AI · 2 photos

Fair 45/100 Cosmetic rehab

This 2-bedroom, 1-bathroom mobile home is in fair condition with basic updates and needs some landscaping to improve its curb appeal and overall value.

Repairs flagged

• Minor Landscaping — Needs some basic landscaping to improve curb appeal.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by improving the home's appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Needs some basic landscaping to improve curb appeal.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances both resale and rental value by improving the home's appearance. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Conemaugh Valley SD
• NCES district ID: 4206430
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $42,523
• Composite: 36.16/100
• National rank: #4739
• State rank: #313 of 539 in PA

Livability — Parkhill

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

Census & demographics

• City population: 162
• Population (ZIP): 4,850

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 13% Polish 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.56%
• Current HPI: 150.8221
• 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

2 events — show timeline

• 2026-05-12 Pending — CSMLS
• 2026-04-20 Listed $32,500 CSMLS