18 Maple Ave · Granville, PA 17029

$25,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 70 Days on market

Built 2005 Poor condition ↓ 58% since listing

---

Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This home must be moved, no land included. Manufactured home ready for a new owner. This is a 2005 model with nice open floor plan, 28ft x 52 ft. Features 3 bedrooms, 2 bathrooms, laundry area, fireplace, large kitchen. This unit must be moved to a new location. No utilities are currently hooked up.

Key facts

• Built 2005
• Listed 70 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $766 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#1,537 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, employment B; Watch: crime C-, schools F, amenities F.
• Mifflin County SD (town): math 28% / reading 49% proficiency, ranked #380 of 539 in PA (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 2 active listings in the ZIP; 58 units permitted in Mifflin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($173 loan paydown + $927 appreciation (3.7% local appreciation)).
• Mifflin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $23,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.75% ✓
• Cap rate: 43.07%
• Cash-on-cash: 131.35%
• DSCR: 6.84
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.54×
• Total profit: $52,780
• Equity at exit: $12,250

10-year hold

• IRR: —
• Equity multiple: 17.91×
• Total profit: $118,387
• Equity at exit: $19,704

Cash invested: $7,000 (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 17029

• Home prices YoY: 3.5%
• Active inventory: 2
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $766

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 31%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-18
   status Pending 300-char remark

   Show marketing remark (300 chars)

   This home must be moved, no land included. Manufactured home ready for a new owner. This is a 2005 model with nice open floor plan, 28ft x 52 ft. Features 3 bedrooms, 2 bathrooms, laundry area, fireplace, large kitchen. This unit must be moved to a new location. No utilities are currently hooked up.

2. 2026-03-09
   listed $25,000 Active 300-char remark

   Show marketing remark (300 chars)

   This home must be moved, no land included. Manufactured home ready for a new owner. This is a 2005 model with nice open floor plan, 28ft x 52 ft. Features 3 bedrooms, 2 bathrooms, laundry area, fireplace, large kitchen. This unit must be moved to a new location. No utilities are currently hooked up.

3. 2025-09-30
   historical
4. 2025-04-14
   price $50,000
5. 2025-03-21
   listed $60,000 Active

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

Taxation est. · year 1

• Rental income: $14,263
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$727
• Taxable income: $9,354
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $6,950/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and improvements to its exterior, interior, and systems to make it suitable for resale or rental. Moving the home to a new location is a necessary first step.

Repairs flagged

• Major roof — Signs of wear and possible damage are visible.
• Major exterior siding — The siding appears weathered and in need of repair or replacement.
• Major interior walls and paint — The condition of the interior walls and paint is not visible, but it is likely in need of repair or replacement.
• Major HVAC and other systems — The condition of the systems is not visible, but it is likely in need of repair or replacement.
• Major landscaping and curb appeal — The condition of the landscaping and curb appeal is not visible, but it is likely in need of improvement to enhance the home's appeal.

Value-add opportunities

• Both Move the home to a new location — Moving the home to a new location would make it suitable for resale or rental, as it is currently a manufactured home that must be moved.
• Both Repair and replace the roof — Repairing and replacing the roof would improve the home's appearance and increase its value for resale or rental.
• Both Repair and replace the exterior siding — Repairing and replacing the exterior siding would improve the home's appearance and increase its value for resale or rental.
• Both Repair and replace the interior walls and paint — Repairing and replacing the interior walls and paint would improve the home's appearance and increase its value for resale or rental.
• Both Repair and replace the HVAC and other systems — Repairing and replacing the HVAC and other systems would improve the home's functionality and increase its value for resale or rental.
• Both Improve the landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's appearance and increase its value for resale or rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of wear and possible damage are visible.	Major	$15,000–50,000
exterior siding · The siding appears weathered and in need of repair or replacement.	Major	$15,000–50,000
interior walls and paint · The condition of the interior walls and paint is not visible, but it is likely in need of repair or replacement.	Major	$15,000–50,000
HVAC and other systems · The condition of the systems is not visible, but it is likely in need of repair or replacement.	Major	$15,000–50,000
landscaping and curb appeal · The condition of the landscaping and curb appeal is not visible, but it is likely in need of improvement to enhance the home's appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Move the home to a new location — Moving the home to a new location would make it suitable for resale or rental, as it is currently a manufactured home that must be moved. ↑
• Both Repair and replace the roof — Repairing and replacing the roof would improve the home's appearance and increase its value for resale or rental. ↑
• Both Repair and replace the exterior siding — Repairing and replacing the exterior siding would improve the home's appearance and increase its value for resale or rental. ↑
• Both Repair and replace the interior walls and paint — Repairing and replacing the interior walls and paint would improve the home's appearance and increase its value for resale or rental. ↑
• Both Repair and replace the HVAC and other systems — Repairing and replacing the HVAC and other systems would improve the home's functionality and increase its value for resale or rental. ↑
• Both Improve the landscaping and curb appeal — Improving the landscaping and curb appeal would enhance the home's appearance and increase its value for resale or rental. ↑

ⓘ 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: Mifflin County SD
• NCES district ID: 4215290
• Math proficiency: 28% ▼ -7.00%
• Reading proficiency: 49% ▼ -9.00%
• Median HH income: $40,718
• Composite: 32.28/100
• National rank: #5755
• State rank: #380 of 539 in PA

Livability — Granville

• Score: 59/100
• State rank: #1537
• US rank: #20227

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granville, PA
• City population: 254
• Population (ZIP): 254

Population outlook (Mifflin County) Hauer SSP2

• Today (2025): 44,611 people
• By 2030: 43,212 · -3.1%
• By 2040: 40,197 · -9.9%
• By 2050: 36,813 · -17.5%
• By 2075: 28,833 · -35.4%
• By 2100: 20,296 · -54.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Foreign-born: 3%

Political lean MEDSL · Mifflin

• 2024 margin: Solid R (+56.4) · D 21.4% · R 77.9%
• 2008→2024 swing: -22.8pp toward R · 2008: -33.7pp · 2024: -56.4pp
• All cycles: 2024: R+56.4 2020: R+56.1 2016: R+57.5 2012: R+46.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.71%
• Current HPI: 108.5309
• 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

-58.3% since first listed

5 events — show timeline

• 2026-05-18 Pending — BRIGHT MLS
• 2026-03-09 Listed $25,000 BRIGHT MLS
• 2025-09-30 Listing Removed — BRIGHT MLS
• 2025-04-14 Price Changed $50,000 BRIGHT MLS
• 2025-03-21 Listed $60,000 BRIGHT MLS

Property tax history

-0.6%/yr

Latest (2026): $1,317 · -1.2% YoY. Source: county tax records.