Clayton Tigers Eye Plan · Baidland, PA 15063

$72,900

3 bd · 2.0 ba · 990 sqft · Manufactured · 338 Days on market

Excellent 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lot 23 in Hidden Valley — a brand-new manufactured home offering 3 bedrooms, 2 bathrooms, and over 1,050 sq. ft. of modern living. Step inside to enjoy a bright open floor plan with energy-efficient features including Low-E windows, LED lighting, and Smart Comfort heat pump. The designer kitchen boasts white alabaster cabinetry, marbled countertops, and stainless steel appliances. The master suite includes a private bath with a fiberglass tub, dual sinks, and a walk-in closet. Located on a corner lot with durable vinyl siding and a fresh gravel driveway, this manufactured home blends comfort, style, and efficiency in a peaceful community setting.

Key facts

• Designer kitchen
• Low e windows
• Led lighting

Tags

• ENERGY EFFICIENT FEATURES
• LOW E WINDOWS
• LED LIGHTING
• SMART COMFORT HEAT PUMP
• DESIGNER KITCHEN
• WHITE ALABASTER CABINETRY

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $73k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#774 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 67 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $504 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.

Recommended offer $64,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.76% ✓
• Cap rate: 14.72%
• Cash-on-cash: 30.09%
• DSCR: 2.34
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 24.7%
• Equity multiple: 2.02×
• Total profit: $20,806
• Equity at exit: $10,870

10-year hold

• IRR: 32.5%
• Equity multiple: 3.95×
• Total profit: $60,173
• Equity at exit: $6,303

Cash invested: $20,412 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 67
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $512

Break-even live

Break-even rent $638

Max offer price $72,900

Occupancy floor 55%

Sensitivity live

Price	-10% $562	-5% $537	+0% $512	+5% $487	+10% $461
Rent	-10% $410	-5% $461	+0% $512	+5% $563	+10% $613
Rate	-1.0pp $549	-0.5pp $530	base $512	+0.5pp $493	+1.0pp $474

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $72,900 Active 338 DOM
2. 2026-06-18
   days on market $72,900 Active 335 DOM
3. 2026-06-17
   days on market $72,900 Active 334 DOM
4. 2026-06-16
   days on market $72,900 Active 333 DOM
5. 2026-06-15
   days on market $72,900 Active 332 DOM
6. 2026-06-13
   days on market $72,900 Active 330 DOM
7. 2026-06-13
   days on market $72,900 Active 329 DOM
8. 2026-06-09
   days on market $72,900 Active 326 DOM
9. 2026-06-08
   days on market $72,900 Active 325 DOM
10. 2026-06-07
    days on market $72,900 Active 324 DOM
11. 2026-06-05
    days on market $72,900 Active 321 DOM
12. 2026-06-03
    days on market $72,900 Active 320 DOM
13. 2026-06-02
    days on market $72,900 Active 319 DOM
14. 2026-06-01
    days on market $72,900 Active 318 DOM
15. 2026-05-31
    days on market $72,900 Active 317 DOM
16. 2025-07-19
    listed $72,900 Active 671-char remark

    Show marketing remark (671 chars)

    Welcome to Lot 23 in Hidden Valley — a brand-new manufactured home offering 3 bedrooms, 2 bathrooms, and over 1,050 sq. ft. of modern living. Step inside to enjoy a bright open floor plan with energy-efficient features including Low-E windows, LED lighting, and Smart Comfort heat pump. The designer kitchen boasts white alabaster cabinetry, marbled countertops, and stainless steel appliances. The master suite includes a private bath with a fiberglass tub, dual sinks, and a walk-in closet. Located on a corner lot with durable vinyl siding and a fresh gravel driveway, this manufactured home blends comfort, style, and efficiency in a peaceful community setting.

ⓘ 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 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,427
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$2,121
• Taxable income: $5,297
• Est. tax owed @ 24.0%: −$1,271
• After-tax cash flow: $4,871/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 · 12 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minimal updates needed to maximize its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring can increase the home's resale and rental value.
• Both Install smart home features — Smart home features can improve convenience and energy efficiency, attracting more buyers and renters.
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal, making the home more attractive to potential buyers and renters.
• Both Upgrade appliances — Upgrading appliances can make the home more appealing to potential buyers and renters, especially in a competitive market.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood or tile flooring — Hardwood or tile flooring can increase the home's resale and rental value. ↑
• Both Install smart home features — Smart home features can improve convenience and energy efficiency, attracting more buyers and renters. ↑
• Both Add outdoor lighting — Outdoor lighting can enhance safety and curb appeal, making the home more attractive to potential buyers and renters. ↑
• Both Upgrade appliances — Upgrading appliances can make the home more appealing to potential buyers and renters, especially in a competitive market. ↑

ⓘ 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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Baidland

• Score: 70/100
• State rank: #774
• US rank: #7816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Baidland, PA
• Population (ZIP): 10,479

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 9% Slovak 4% Scotch-Irish 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.31%
• Current HPI: 261.0334
• 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

• 2025-07-19 Listed $72,900 Zillow