38 Woodchuck Ln · Tylersburg, PA 16353

$45,000

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 8 Days on market

Built 1968 0.43 ac lot

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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
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Escape to your own hunting camp retreat! This well-kept mobile home offers a comfortable base for outdoor adventures and is being sold primarily as a hunting camp getaway. Most furniture, appliances, and amenities are included, making it easy to move right in and start enjoying the property. A great opportunity for hunters, nature lovers, or anyone seeking a turnkey recreational escape.

Key facts

• 0.43 acre lot
• Built 1968
• Listed 8 days

Property features AI

Finance

• Other: Property listed by Agresti Real Estate

Exterior

• Utilities: Well water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Metal roof
• Exterior features: Front porch; Level lot

Interior

• Kitchen: Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane fuel
• Interior features: Seven total rooms; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($838 rent vs $45k).

Location & tenants

• Location reads 60/100 on livability (#1,508 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, employment A; Watch: health & safety C-, schools F, amenities F.
• North Clarion County SD (rural): math 45% / reading 56% proficiency, ranked #178 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($311 loan paydown + $3k appreciation (5.9% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $45k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.86% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.9%
• Equity multiple: 3.43×
• Total profit: $30,674
• Equity at exit: $27,978

10-year hold

• IRR: 35.3%
• Equity multiple: 7.06×
• Total profit: $76,385
• Equity at exit: $50,470

Cash invested: $12,600 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$126 /mo · $1,514/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $281

Break-even live

Break-even rent $482

Max offer price $45,000

Occupancy floor 61%

Sensitivity live

Price	-10% $307	-5% $294	+0% $281	+5% $269	+10% $256
Rent	-10% $215	-5% $248	+0% $281	+5% $314	+10% $348
Rate	-1.0pp $304	-0.5pp $293	base $281	+0.5pp $270	+1.0pp $258

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-12
   statusdays on market $45,000 Pending 8 DOM
2. 2026-06-09
   days on market $45,000 Active 5 DOM
3. 2026-06-08
   days on market $45,000 Active 4 DOM
4. 2026-06-08
   days on market $45,000 Active 3 DOM
5. 2026-06-07
   remarks 389-char remark
6. 2026-06-07
   listed $45,000 Active 2 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,514 · $126/mo
• Projected year-2 tax: $1,514 · $126/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,059
• − Mortgage interest: −$2,521
• − Property taxes: −$1,514
• − Insurance: −$225
• − Repairs & maintenance: −$805
• − Management: −$805
• − Depreciation: −$1,309
• Taxable income: $2,881
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $2,685/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: North Clarion County SD
• NCES district ID: 4217130
• Math proficiency: 45% ▼ -5.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $45,965
• Composite: 42.77/100
• National rank: #3153
• State rank: #178 of 539 in PA

Livability — Tylersburg

• Score: 60/100
• State rank: #1508
• US rank: #19552

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,459

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.6533
• 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

+350.0% since first listed

2 events — show timeline

• 2026-06-04 Listed $45,000 GEBOR
• 1998-12-29 Sold (Public Records) $10,000 Public Records

Property tax history

+19.8%/yr

Latest (2026): $1,514 · +556.9% YoY. Source: county tax records.