1637 Glenhaven Ln · Summit, PA 16509

$42,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 15 Days on market

Built 1990 Est $65k · 35% under $670/mo HOA · 59% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Cash flow +8.0/30.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Summit Heights 55+ Community Mobile Home Features A Spacious, Applianced Eat-In Kitchen With A Bonus Room Just Off The Kitchen, 2 Bedrooms, And 2 Full Baths. Enjoy Added Convenience With A Dedicated Laundry Room And A Large Enclosed Porch. Freshly Painted Interior Enhances The Home's Appeal. Recent Updates Include A Metal Roof (2020) And Furnace (2020). The Property Also Offers A Privacy-Fenced Yard, Storage Shed, And A 2-Car Wide Driveway. Buyers Must Be Approved By The Park. As-is.

Key facts

• Enclosed entry porch
• Storage shed
• 2 parking spots

Tags

• ENCLOSED ENTRY PORCH
• PRIVATE FENCED IN YARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association; Association fee of $670 (includes sewer, snow removal, trash)

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-1 zoning
• Construction: Aluminum siding; Vinyl siding; Metal roof; Built with no basement
• Exterior features: Storage; Shed(s); Fenced yard; Level lot; Paved road access

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Microwave; Refrigerator
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heat; Ceiling fan cooling; No central air
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $-43 ($-512/yr) — negative.
• To cash-flow at today's rent, offer at most $34k (17.9% below list).
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $34k (17.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fort Leboeuf SD (rural): math 52% / reading 68% proficiency, ranked #77 of 539 in PA (top 14%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robison El Sch (math 77% / reading 82%, grade A, #49 of 1,518 statewide, top 4%, 381 students, 40% FRL); Fort Leboeuf Ms (math 38% / reading 63%, grade C, #125 of 512 statewide, top 25%, 473 students, 46% FRL); Fort Leboeuf Shs (math 72% / reading 50%, grade C+, #77 of 437 statewide, top 17%, 663 students, 45% FRL).
• Market conditions: 120 active listings in the ZIP; 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 $290 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($41k) 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.
• Current owner paid $20k; list at $42k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 59% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,465 (17.9% 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. 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. 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?
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: 2.69% ✓
• Cap rate: 5.07%
• Cash-on-cash: -4.35%
• DSCR: 0.81
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $64,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1865 Northwood Ln	0.29mi	2/2.0	960 (-2%)	12mo	$63,000	$66	73

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: -22.2%
• Equity multiple: 0.23×
• Total profit: $-9,110
• Equity at exit: $6,262

10-year hold

• IRR: -13.6%
• Equity multiple: 0.17×
• Total profit: $-9,755
• Equity at exit: $3,631

Cash invested: $11,760 (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 16509

• Home prices YoY: -30.7%
• Active inventory: 120
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$18
• HOA: −$670
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-43

Break-even live

Break-even rent $1,182

Max offer price $34,465

Occupancy floor 99%

Sensitivity live

Price	-10% $-19	-5% $-31	+0% $-43	+5% $-55	+10% $-66
Rent	-10% $-132	-5% $-87	+0% $-43	+5% $2	+10% $46
Rate	-1.0pp $-22	-0.5pp $-32	base $-43	+0.5pp $-54	+1.0pp $-65

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $670 · $8,040/yr

Listing history 13 events

1. 2026-06-22
   days on market $42,000 Active 15 DOM
2. 2026-06-19
   days on market $42,000 Active 13 DOM
3. 2026-06-18
   days on market $42,000 Active 12 DOM
4. 2026-06-17
   days on market $42,000 Active 11 DOM
5. 2026-06-16
   days on market $42,000 Active 10 DOM
6. 2026-06-15
   days on market $42,000 Active 9 DOM
7. 2026-06-14
   days on market $42,000 Active 7 DOM
8. 2026-06-13
   days on market $42,000 Active 6 DOM
9. 2026-06-10
   days on market $42,000 Active 4 DOM
10. 2026-06-09
    days on market $42,000 Active 3 DOM
11. 2026-06-08
    days on market $42,000 Active 2 DOM
12. 2026-06-07
    remarks 626-char remark
13. 2026-06-07
    listed $42,000 Active 1 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: $315 · $26/mo
• Projected year-2 tax: $489 · $41/mo
• Expected delta: +$174/yr (+$15/mo · 55.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,539
• − Mortgage interest: −$2,353
• − Property taxes: −$315
• − Insurance: −$210
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − HOA: −$8,040
• − Depreciation: −$1,222
• Taxable loss: −$766
• Est. tax savings @ 24.0%: +$184
• After-tax cash flow: $-328/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: Fort Leboeuf SD
• NCES district ID: 4209990
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 68% ▼ -6.00%
• Median HH income: $54,607
• Composite: 51.46/100
• National rank: #1725
• State rank: #77 of 539 in PA

Livability — Summit

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Erie County · 92,215 people
• Metro: Erie, PA
• Population (ZIP): 28,595
• Household income: $68,846
• Rent vs Own: 31.3% rent · 68.7% own
• Severe rent burden: 870.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 14% Slovak 4% Scotch-Irish 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 3% German/W. Germanic 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: ▼ -106.54%
• Current HPI: 240.361
• Rent YoY: —
• Metro: Erie, 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

+82.6% since first listed

5 events — show timeline

• 2026-06-05 Listed $42,000 GEBOR
• 2025-08-08 Sold (MLS) $20,000 GEBOR
• 2025-07-10 Pending — GEBOR
• 2025-06-30 Price Changed $20,000 GEBOR
• 2025-06-11 Listed $23,000 GEBOR

Property tax history

+2.9%/yr

Latest (2026): $315 · +4.8% YoY. Source: county tax records.