12952 Sawmill Rd · Marklesburg, PA 16647

$100,000

2 bd · None ba · 552 sqft · Manufactured public records · 26 Days on market

Manufactured home Built 1950

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Cash flow +5.9/30.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks

This is a camp on 1.42 acres in a quiet country setting 10 minutes from Seven Points Raystown Lake. Great location, not in a development where you have HOA fees or regulations of what you can or cannot do to your property. It has electric but does not have a well or septic. This has been family owned for 42 years and was used for hunting and weekend get aways. The buyer can put a well and septic in if they choose.

Key facts

• Not in a development
• No hoa fees
• Built 1950

Tags

• QUIET COUNTRY SETTING
• NOT IN A DEVELOPMENT
• NO HOA FEES

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $72k (28.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $63k (37.4% below list).
• Recommended offer: $63k (37.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,274 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Huntingdon Area SD (town): math 32% / reading 47% proficiency, ranked #366 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southside El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 328 students, 46% FRL); Huntingdon Area Ms (math 23% / reading 43%, grade F, #346 of 512 statewide, top 69%, 385 students, 50% FRL); Huntingdon Area Shs (math 62%, 539 students, 32% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,649 (37.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.63% ✗
• Cap rate: 3.94%
• Cash-on-cash: -8.41%
• DSCR: 0.63
• GRM: 13.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-26
• Equity at exit: $45,402

10-year hold

• IRR: 3.9%
• Equity multiple: 1.60×
• Total profit: $16,936
• Equity at exit: $70,311

Cash invested: $28,000 (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 16647

• Home prices YoY: 3.0%
• Active inventory: 12
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $626 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$132
• Net cashflow: $-196

Break-even live

Break-even rent $875

Max offer price $71,617

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-162	+0% $-196	+5% $-231	+10% $-265
Rent	-10% $-246	-5% $-221	+0% $-196	+5% $-171	+10% $-147
Rate	-1.0pp $-146	-0.5pp $-171	base $-196	+0.5pp $-222	+1.0pp $-248

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-23
   days on market $100,000 Active 26 DOM
2. 2026-06-22
   days on market $100,000 Active 25 DOM
3. 2026-06-19
   days on market $100,000 Active 23 DOM
4. 2026-06-18
   days on market $100,000 Active 22 DOM
5. 2026-06-17
   days on market $100,000 Active 21 DOM
6. 2026-06-16
   days on market $100,000 Active 20 DOM
7. 2026-06-15
   days on market $100,000 Active 19 DOM
8. 2026-06-14
   days on market $100,000 Active 17 DOM
9. 2026-06-13
   days on market $100,000 Active 16 DOM
10. 2026-06-10
    days on market $100,000 Active 14 DOM
11. 2026-06-09
    days on market $100,000 Active 13 DOM
12. 2026-06-08
    days on market $100,000 Active 12 DOM
13. 2026-06-07
    days on market $100,000 Active 11 DOM
14. 2026-06-02
    days on market $100,000 Active 6 DOM
15. 2026-06-01
    days on market $100,000 Active 5 DOM
16. 2026-05-31
    days on market $100,000 Active 4 DOM
17. 2026-05-30
    days on market $100,000 Active 3 DOM
18. 2026-05-28
    listed $100,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,518
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$601
• − Management: −$601
• − Depreciation: −$2,909
• Taxable loss: −$4,196
• Est. tax savings @ 24.0%: +$1,007
• After-tax cash flow: $-1,347/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: Huntingdon Area SD
• NCES district ID: 4212090
• Math proficiency: 32% ▲ 1.00%
• Reading proficiency: 47% ▼ -4.00%
• Median HH income: $43,534
• Composite: 33.4/100
• National rank: #5478
• State rank: #366 of 539 in PA

Livability — Marklesburg

• Score: 63/100
• State rank: #1274
• US rank: #15389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 836

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.08%
• Current HPI: 104.4927
• 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

1 event — show timeline

• 2026-05-28 Listed $100,000 FSBO.com

Property tax history

+3.6%/yr

Latest (2026): $187 · +3.2% YoY. Source: county tax records.