10644 W Main Unit 170 St · North East, PA 16428

$35,000

2 bd · 2.0 ba · 1,218 sqft · SingleFamily · 18 Days on market

Built 1987 Fair condition $505/mo HOA · 40% of rent

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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 +4.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredibly Affordable Mobile Home! Lot Rent Is $265/Month, Park Approval Required. No School Tax Because Of Homestead Exemption.

Key facts

• Two driveways
• Covered carport
• Storage building

Tags

• FULLY APPLIANCED KITCHEN
• COVERED CARPORT
• TWO DRIVEWAYS
• STORAGE BUILDING
• VAULTED CEILINGS
• BUILT-IN ROOM DIVIDER

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $505 (includes trash)

Exterior

• Parking: 5 total parking spaces; 1-car garage; Carport; Paved parking areas
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Level lot; Paved road access; Zoning: R-1
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as single-family residence
• Exterior features: Covered patio; Shed(s)

Interior

• Kitchen: Dishwasher; Disposal; Gas oven; Gas range; Refrigerator
• Bedrooms: Total rooms: 9
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Window coverings and drapes; Storage space
• Laundry & utility: Washer; Dryer

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$186,354) 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/2.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.2% vs local median 3.3% in North East — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 88/100 on livability (#42 in PA, #233 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• North East SD (town): math 47% / reading 69% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Earle C Davis Primary (315 students, 51% FRL); North East Ms (math 37% / reading 66%, grade C, #109 of 512 statewide, top 22%, 360 students, 54% FRL); North East Hs (math 92% / reading 84%, grade A, #4 of 437 statewide, top 1%, 526 students, 35% FRL).
• Market conditions: 62 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Erie 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 $10k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $7k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $35k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 40% of rent.

Recommended offer $34,475 (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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 3.64% ✓
• Cap rate: 15.22%
• Cash-on-cash: 31.88%
• DSCR: 2.42
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $186,354
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10644 W Main Lot 54 Rd	0.11mi	2/1.0	1,140 (-6%)	4mo	$25,500	$22	77
210 George St	0.16mi	3/1.5 (+1)	1,048 (-14%)	11mo	$159,900	$153	54

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: 27.4%
• Equity multiple: 2.15×
• Total profit: $11,241
• Equity at exit: $5,219

10-year hold

• IRR: 35.2%
• Equity multiple: 4.31×
• Total profit: $32,481
• Equity at exit: $3,026

Cash invested: $9,800 (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 16428

• Home prices YoY: -26.0%
• Active inventory: 62
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$505
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $260

Break-even live

Break-even rent $945

Max offer price $35,000

Occupancy floor 75%

Sensitivity live

Price	-10% $285	-5% $272	+0% $260	+5% $248	+10% $236
Rent	-10% $160	-5% $210	+0% $260	+5% $311	+10% $361
Rate	-1.0pp $278	-0.5pp $269	base $260	+0.5pp $251	+1.0pp $242

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 N Pearl St North East, PA	1.0–3.0	1.0–1.5	1125	$1,275	$1.13	45d	2	1.17mi

HOA detail

• Monthly dues: $505 · $6,060/yr

Listing history 14 events

1. 2026-06-22
   days on market $35,000 Active 18 DOM
2. 2026-06-21
   days on market $35,000 Active 17 DOM
3. 2026-06-21
   pricedays on market $35,000 Active 16 DOM
4. 2026-06-18
   days on market $38,000 Active 14 DOM
5. 2026-06-17
   days on market $38,000 Active 13 DOM
6. 2026-06-16
   days on market $38,000 Active 12 DOM
7. 2026-06-15
   days on market $38,000 Active 11 DOM
8. 2026-06-13
   days on market $38,000 Active 9 DOM
9. 2026-06-12
   pricedays on market $38,000 Active 8 DOM
10. 2026-06-09
    days on market $42,000 Active 5 DOM
11. 2026-06-08
    days on market $42,000 Active 4 DOM
12. 2026-06-08
    days on market $42,000 Active 3 DOM
13. 2026-06-07
    remarks 380-char remark
14. 2026-06-07
    listed $42,000 Active 2 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$6,060
• − Depreciation: −$1,018
• Taxable income: $3,113
• Est. tax owed @ 24.0%: −$747
• After-tax cash flow: $2,377/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home is in fair condition with moderate repairs needed. Upgrading the kitchen and flooring would significantly increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing kitchen would appeal to both buyers and renters
• Both replace carpeting with hardwood or tile — improves appearance and is easier to maintain
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing kitchen would appeal to both buyers and renters ↑
• Both replace carpeting with hardwood or tile — improves appearance and is easier to maintain ↑
• Both paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑

ⓘ 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: North East SD
• NCES district ID: 4217160
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $48,844
• Composite: 49.22/100
• National rank: #2037
• State rank: #88 of 539 in PA

Livability — North East

• Score: 88/100
• State rank: #42
• US rank: #233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,508

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1% Spanish 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.46%
• Current HPI: 257.9847
• 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

+366.7% since first listed

3 events — show timeline

• 2026-06-04 Listed $42,000 GEBOR
• 2014-09-13 Sold (MLS) $7,500 GEBOR
• 2014-06-24 Listed $9,000 GEBOR