887 Laurel Cir #887 · McElhattan, PA 17745

$89,900

3 bd · 2.0 ba · 1,148 sqft · SingleFamily · 11 Days on market

Built 1988 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained doublewide home located in Chatham Village, McElhattan, just minutes from Route 220 for easy commuting. This spacious home features 3 bedrooms, 2 full baths, including a private primary suite. Enjoy a large kitchen with plenty of cabinet space, an open living room perfect for entertaining, and a separate laundry area for added convenience. Located in a cul-de-sac for private setting, you'll find a covered carport with additional storage space. Lot lease applies, and park approval is required prior to submitting an offer. Don't miss this affordable opportunity to own a comfortable home in a convenient location! Lot rent base is $335 pets are extra, water is bi

Key facts

• Open living room
• Covered carport
• Large kitchen

Tags

• LARGE KITCHEN
• OPEN LIVING ROOM
• SEPARATE LAUNDRY AREA
• COVERED CARPORT
• ADDITIONAL STORAGE SPACE
• CUL-DE-SAC

Property features AI

Finance

• Other: Property type: Residential
• Financial info: Tax information excluded
• HOA & community: HOA information not provided

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water; Electrical service with circuit breakers and 200+ amp service
• Home design: Residential property; Located in Chatham Village subdivision; Lot is level and on a cul-de-sac; Facing direction not specified
• Construction: Vinyl siding; Pillar/post/pier foundation; Shingle roof; Built year not provided
• Exterior features: Front porch

Interior

• Kitchen: Cooktop; Range; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Ceiling fans
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 72/100 on livability (#617 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+7.4%/yr); 96 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $89,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.34% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.49×
• Total profit: $12,219
• Equity at exit: $13,404

10-year hold

• IRR: 23.9%
• Equity multiple: 3.50×
• Total profit: $62,996
• Equity at exit: $7,773

Cash invested: $25,172 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 96
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $333

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 67%

Sensitivity live

Price	-10% $395	-5% $364	+0% $333	+5% $302	+10% $271
Rent	-10% $238	-5% $285	+0% $333	+5% $381	+10% $428
Rate	-1.0pp $378	-0.5pp $356	base $333	+0.5pp $310	+1.0pp $286

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $89,900 Active 11 DOM
2. 2026-06-18
   days on market $89,900 Active 10 DOM
3. 2026-06-17
   days on market $89,900 Active 9 DOM
4. 2026-06-16
   days on market $89,900 Active 8 DOM
5. 2026-06-15
   days on market $89,900 Active 7 DOM
6. 2026-06-14
   days on market $89,900 Active 5 DOM
7. 2026-06-12
   days on market $89,900 Active 4 DOM
8. 2026-06-09
   days on marketlisting id $89,900 Active 1 DOM
9. 2026-06-08
   days on market $89,900 Active 5 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $89,900 Active 4 DOM
12. 2026-06-04
    remarks 649-char remark
13. 2026-06-04
    listed $89,900 Active 1 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 3/10 Moderate 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,496
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,615
• Taxable income: $2,727
• Est. tax owed @ 24.0%: −$655
• After-tax cash flow: $3,342/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 · 13 photos

Fair 45/100 Moderate rehab

This single-family home in Chatham Village requires moderate repairs, particularly in the paint and kitchen cabinets, to improve its condition and value.

Repairs flagged

• Major paint — extensive fading and discoloration
• Minor kitchen cabinets — slight wear

Value-add opportunities

• Resale paint job — Fresh paint can significantly improve curb appeal and home value
• Resale kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint · extensive fading and discoloration	Major	$15,000–50,000
kitchen cabinets · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale paint job — Fresh paint can significantly improve curb appeal and home value ↑
• Resale kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetic appeal ↑

ⓘ 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: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — McElhattan

• Score: 72/100
• State rank: #617
• US rank: #5924

Category grades

Amenities F Commute F 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

• Census place: McElhattan, PA
• County: Clinton County · 17,718 people
• City population: 141
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, PA
• 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

1 event — show timeline

• 2026-06-01 Listed $89,900 WBVAR