12 Minton Dr · Penn, PA 17870

$74,999

3 bd · 2.0 ba · 880 sqft · Manufactured · 35 Days on market

Built 2025 $85/sqft · 64% below area ↓ 6% since listing

---

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 +8.7/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brand new single-wide home offers a cozy, welcoming feel with all the comforts of modern living. Inside, you’ll find a bright and open living space that’s perfect for quiet evenings or casual gatherings. The kitchen is thoughtfully designed with ample cabinet space and room to cook, dine, and connect. The primary bedroom provides a peaceful place to unwind, complete with a private full bathroom, while two additional bedrooms offer flexibility for family, guests, or a home office. Everything is fresh, new, and ready for you to settle in and make it your own. Simple, comfortable, and inviting, this home is perfect for anyone looking for easy living in a relaxed setting.

Key facts

• Built 2025
• Listed 35 days

Property features AI

Finance

• Other: Property condition listed as excellent
• Financial info: Ownership: Ground rent; Annual ground rent noted
• HOA & community: Property manager present; Located in Neighbors of Wedgewood LLC park

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured single wide home; Above-grade living space (approx. 880 finished sq ft, estimated)
• Construction: Vinyl siding; Construction not completed; Model: Redman Advantage SW RAS-F_35225; Make: Champion; Width: 14 ft; Length: 66 ft
• Exterior features: Rented lot; Ground rent of $535 monthly; Not in a federal flood zone

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Selinsgrove Area SD (town): math 46% / reading 60% proficiency, ranked #138 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Selinsgrove Area Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 802 students, 34% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 76% at this address vs 53% district-wide (+23 pts) — the actual schools serving this property are materially stronger than the Selinsgrove Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 49 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 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: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,749 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.99%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (median comp): $208,643
• List price: $74,999
• Delta: -64.05%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Minton Dr	0.18mi	2/2.0 (-1)	980 (+11%)	3mo	$19,000	$19	66

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $5,918
• Equity at exit: $11,183

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $28,481
• 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 17870

• Active inventory: 49
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$37 /mo · $441/yr
• Insurance: −$31
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $283

Break-even live

Break-even rent $668

Max offer price $74,999

Occupancy floor 67%

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 21 events

1. 2026-06-18
   days on market $74,999 Active 35 DOM
2. 2026-06-17
   days on market $74,999 Active 34 DOM
3. 2026-06-16
   days on market $74,999 Active 33 DOM
4. 2026-06-15
   days on market $74,999 Active 32 DOM
5. 2026-06-13
   days on market $74,999 Active 30 DOM
6. 2026-06-12
   days on market $74,999 Active 29 DOM
7. 2026-06-09
   days on market $74,999 Active 26 DOM
8. 2026-06-08
   days on market $74,999 Active 25 DOM
9. 2026-06-08
   days on market $74,999 Active 24 DOM
10. 2026-06-07
    days on market $74,999 Active 23 DOM
11. 2026-06-04
    days on market $74,999 Active 20 DOM
12. 2026-06-02
    days on market $74,999 Active 19 DOM
13. 2026-06-01
    days on market $74,999 Active 18 DOM
14. 2026-05-31
    days on market $74,999 Active 17 DOM
15. 2026-05-14
    listed $74,999 Active 693-char remark
16. 2026-05-08
    historical
17. 2026-03-06
    price $74,999
18. 2026-02-01
    listed $79,999 Active
19. 2026-01-27
    historical
20. 2025-11-12
    listed $79,999 Active
21. 2025-11-08
    historical

ⓘ 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: $441 · $37/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$372/yr (+$31/mo · 84.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,321
• − Mortgage interest: −$4,201
• − Property taxes: −$441
• − Insurance: −$1,172
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,182
• Taxable income: $2,353
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,836/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: Selinsgrove Area SD
• NCES district ID: 4221120
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $51,182
• Composite: 45.33/100
• National rank: #2642
• State rank: #138 of 539 in PA

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

Amenities F Commute F Cost of living A+ Crime D+ Employment C+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,538

Population outlook (Snyder County) Hauer SSP2

• Today (2025): 41,720 people
• By 2030: 42,207 · +1.2%
• By 2040: 42,918 · +2.9%
• By 2050: 43,125 · +3.4%
• By 2075: 42,498 · +1.9%
• By 2100: 39,544 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Snyder

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -29.2pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+47.4 2016: R+47.3 2012: R+35.9 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.74%
• Current HPI: 97.5016
• 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

-6.3% since first listed

7 events — show timeline

• 2026-05-14 Listed $74,999 BRIGHT MLS
• 2026-05-08 Listing Removed — BRIGHT MLS
• 2026-03-06 Price Changed $74,999 BRIGHT MLS
• 2026-02-01 Listed $79,999 BRIGHT MLS
• 2026-01-27 Listing Removed — BRIGHT MLS
• 2025-11-12 Listed $79,999 BRIGHT MLS
• 2025-11-08 Coming Soon — BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2022): $441 · +0.0% YoY. Source: county tax records.