355 Route 30 #67 · Independence, PA 15026

$62,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 30 Days on market

Built 2026 Fair condition

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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
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.8/10.0

Listing remarks

Our Independence Park community in Clinton, Pennsylvania is perfectly nestled in quiet scenery, but close to everything you may need! A brand new single family home in our Independence Park community offers open concept floor plans with 3-bedrooms and 2-bathrooms. Experience the style and convenience of our Energy Star Certified full kitchen appliance packages, wood kitchen cabinets and kitchen pantries for your everyday cooking needs. Front and back decks, a driveway and a storage shed round out the exterior features that make life simpler for our new home owners and renters. The features don't stop there; this is an expanding community with 2 entrances and brand new amenities coming soon.

Key facts

• Storage shed
• Front and back decks
• Built 2026

Tags

• ENERGY STAR CERTIFIED KITCHEN
• OPEN CONCEPT FLOOR PLANS
• FRONT AND BACK DECKS
• STORAGE SHED
• HOPEWELL SCHOOL DISTRICT

Property features AI

Finance

• Financial info: List price $62,000

Exterior

• Home design: Spec new construction (Champion 67 Independence Park)
• Construction: Living area 1,120
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Central air
• Interior features: Dishwasher; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $427 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $61k (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.
• Hopewell Area SD (suburban): math 36% / reading 60% proficiency, ranked #191 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Beaver County population projected at -14% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,070 (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'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. 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: 1.88% ✓
• Cap rate: 15.84%
• Cash-on-cash: 34.09%
• DSCR: 2.52
• GRM: 4.4

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: 24.0%
• Equity multiple: 1.99×
• Total profit: $17,187
• Equity at exit: $9,244

10-year hold

• IRR: 31.9%
• Equity multiple: 3.89×
• Total profit: $50,195
• Equity at exit: $5,361

Cash invested: $17,360 (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 15026

• Home prices YoY: -3.1%
• Active inventory: 8
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $427

Break-even live

Break-even rent $626

Max offer price $62,000

Occupancy floor 58%

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $62,000 Active 30 DOM
2. 2026-06-17
   days on market $62,000 Active 29 DOM
3. 2026-06-16
   days on market $62,000 Active 28 DOM
4. 2026-06-15
   days on market $62,000 Active 27 DOM
5. 2026-06-13
   days on market $62,000 Active 25 DOM
6. 2026-06-09
   days on market $62,000 Active 21 DOM
7. 2026-06-08
   days on market $62,000 Active 20 DOM
8. 2026-06-07
   days on market $62,000 Active 19 DOM
9. 2026-06-05
   days on market $62,000 Active 16 DOM
10. 2026-06-03
    days on market $62,000 Active 15 DOM
11. 2026-06-02
    days on market $62,000 Active 14 DOM
12. 2026-06-01
    days on market $62,000 Active 13 DOM
13. 2026-05-31
    days on market $62,000 Active 12 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $13,999
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$1,108
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$1,804
• Taxable income: $4,445
• Est. tax owed @ 24.0%: −$1,067
• After-tax cash flow: $4,053/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 · 10 photos

Fair 45/100 Cosmetic rehab

This manufactured home has a fair condition with cosmetic updates needed. It's move-in ready with minor repairs and maintenance required.

Repairs flagged

• Minor ceiling fan in kitchen — slight wear
• Minor ceiling fan in bathroom — slight wear

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in a home's appearance
• Resale replace ceiling fans — Modern fans can improve the home's aesthetic and energy efficiency
• Both update kitchen countertops — New countertops can enhance the kitchen's functionality and appeal
• Both update bathroom vanity — A new vanity can improve the bathroom's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
ceiling fan in kitchen · slight wear	Minor	$500–3,000
ceiling fan in bathroom · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in a home's appearance ↑
• Resale replace ceiling fans — Modern fans can improve the home's aesthetic and energy efficiency ↑
• Both update kitchen countertops — New countertops can enhance the kitchen's functionality and appeal ↑
• Both update bathroom vanity — A new vanity can improve the bathroom's functionality and 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: Hopewell Area SD
• NCES district ID: 4212030
• Math proficiency: 36% ▼ -12.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $59,944
• Composite: 41.98/100
• National rank: #3340
• State rank: #191 of 539 in PA

Livability — Independence

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

Census & demographics

• Population (ZIP): 4,355

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 5% Black 1%
• Common ancestry: Romanian 11% Lithuanian 4% Slovak 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.48%
• Current HPI: 266.9931
• 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