111 Easy St · Connoquenessing, PA 16053

$57,900

2 bd · 2.0 ba · 924 sqft · Manufactured · 14 Days on market

Built 2012

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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
• Schools +4.3/10.0
• Appreciation +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Move in ready! Super clean! A Must See High Quality Pine Grove 2 bed 2 bath mobile home in quiet West Park Manor off Rt. 68 and Double Rd. in Connoquenessing Twp. Close to Butler, I 79, Rt. 19 and Cranberry Twp. Reasonable park rent, Central air, gas heat, city water, septic. Vaulted plaster ceilings throughout, solid wood cabinets, trim and doors, pella faucets, porcelain sinks in baths, stainless steel kitchen sink, steel 36" wide front and back doors with screen doors and tilt in to clean double pane windows with solid wood sills. Six inch outer walls with high grade insulation in walls, ceilings and floors. 30 year shingled roof and quality vinyl siding. Brushed nickel light fixtur

Key facts

• Solid wood cabinets
• Septic
• Gas heat

Tags

• CENTRAL AIR
• GAS HEAT
• CITY WATER
• SEPTIC
• VAULTED PLASTER CEILINGS
• SOLID WOOD CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $58k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $58k).
• Cap rate 22.2% vs local median 3.0% in Connoquenessing — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#1,211 in PA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment B; Watch: health & safety C-, schools F, amenities F.
• Butler Area SD (town): math 41% / reading 59% proficiency, ranked #181 of 539 in PA (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 24 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $400 of loan paydown is wiped out by about $884 of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $57,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.59% ✓
• Cap rate: 22.24%
• Cash-on-cash: 56.97%
• DSCR: 3.53
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.0%
• Equity multiple: 3.67×
• Total profit: $43,330
• Equity at exit: $12,526

10-year hold

• IRR: 60.7%
• Equity multiple: 7.44×
• Total profit: $104,327
• Equity at exit: $11,953

Cash invested: $16,212 (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 16053

• Home prices YoY: -1.2%
• Active inventory: 24
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$304
• Tax from tax record: −$88 /mo · $1,051/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $770

Break-even live

Break-even rent $526

Max offer price $57,900

Occupancy floor 44%

Sensitivity live

Price	-10% $802	-5% $786	+0% $770	+5% $753	+10% $737
Rent	-10% $651	-5% $710	+0% $770	+5% $829	+10% $888
Rate	-1.0pp $799	-0.5pp $784	base $770	+0.5pp $755	+1.0pp $739

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Ridge Dr Butler, PA	3.0	1.5	1120	$1,500	$1.34	2d	1	1.33mi

Listing history 10 events

1. 2026-06-18
   days on market $57,900 Active 14 DOM
2. 2026-06-17
   days on market $57,900 Active 13 DOM
3. 2026-06-16
   days on market $57,900 Active 12 DOM
4. 2026-06-15
   days on market $57,900 Active 11 DOM
5. 2026-06-13
   days on market $57,900 Active 9 DOM
6. 2026-06-13
   pricedays on market $57,900 Active 8 DOM
7. 2026-06-09
   days on market $59,900 Active 5 DOM
8. 2026-06-08
   days on market $59,900 Active 4 DOM
9. 2026-06-07
   remarks 694-char remark
10. 2026-06-07
    listed $59,900 Active 3 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: $1,051 · $88/mo
• Projected year-2 tax: $1,051 · $88/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

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 ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,000
• − Mortgage interest: −$3,243
• − Property taxes: −$1,051
• − Insurance: −$290
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,684
• Taxable income: $8,852
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $7,112/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: Butler Area SD
• NCES district ID: 4204590
• Math proficiency: 41% ▼ -11.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $49,348
• Composite: 42.65/100
• National rank: #3180
• State rank: #181 of 539 in PA

Livability — Connoquenessing

• Score: 64/100
• State rank: #1211
• US rank: #14293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 441
• Population (ZIP): 3,284

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 10% Italian 6% Lithuanian 2%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.53%
• Current HPI: 122.7907
• 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

• 2026-06-04 Listed $59,900 ForSaleByOwner.com

Property tax history

+1.3%/yr

Latest (2026): $1,051 · +0.0% YoY. Source: county tax records.