88 W Elmira St · Mansfield, PA 16933

$110,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 34 Days on market

Built 2002 $245/mo HOA · 20% of rent

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Why this score? — see what drove the C- 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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Appreciation +6.2/10.0
• DSCR +4.5/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

MANSFIELD, PA - This home was made for living! Extra-Large 2002 Commodore Timberline 28x64 Double Wide Manufactured Home, located on a nice corner rented lot, in-town and convenient to everything! Lot rent is $245/month. This well maintained home features 3 Bedrooms, 2 Full Bath, Laundry Room and 2 Formal Living Room spaces. The large Kitchen features multiple counter sections and island-bar sitting space. Located near the walking paths to the Lambs Creek Boat Launch area. If you are looking for a large home that is an easy commute to the highway system or around town, come take a look! Mansfield, PA is a bright community with many public and community events throughout the year. Home of Commonwealth University - Mansfield.

Key facts

• Large kitchen
• Corner lot
• Built 2002

Tags

• CORNER LOT
• LARGE KITCHEN
• MULTIPLE COUNTER SECTIONS
• ISLAND-BAR SITTING SPACE

Property features AI

Finance

• HOA & community: Homeowners association with a $245 monthly fee (rented lot $245/mo)

Exterior

• Parking: No designated parking; Gravel parking available
• Security: Smoke detector(s)
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential property; R-2 medium density zoning
• Construction: Vinyl siding; Shingle roof; Pillar/post/pier foundation; Built by Commodore Timberland
• Exterior features: Level lot; No notable exterior amenities listed

Interior

• Kitchen: Dishwasher; Range; Range hood; Refrigerator
• Flooring: Linoleum; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fan cooling (no central AC)
• Interior features: Bar; Ceiling fans; Walk-in closets; Vaulted ceilings; Pantry; Smoke detector(s)
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $-40 ($-475/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (6.4% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $103k (6.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 78/100 on livability (#281 in PA, #2,496 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Southern Tioga SD (rural): math 25% / reading 45% proficiency, ranked #421 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($761 loan paydown + $3k appreciation (2.4% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,001 (6.4% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.24×
• Total profit: $7,412
• Equity at exit: $45,740

10-year hold

• IRR: 7.9%
• Equity multiple: 2.12×
• Total profit: $34,650
• Equity at exit: $67,724

Cash invested: $30,800 (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 16933

• Home prices YoY: 0.9%
• Active inventory: 27
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$91 /mo · $1,097/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$245
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-40

Break-even live

Break-even rent $1,298

Max offer price $103,001

Occupancy floor 98%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $245 · $2,940/yr

Listing history 16 events

1. 2026-06-18
   days on market $110,000 Active 34 DOM
2. 2026-06-17
   days on market $110,000 Active 33 DOM
3. 2026-06-16
   days on market $110,000 Active 32 DOM
4. 2026-06-15
   days on market $110,000 Active 31 DOM
5. 2026-06-13
   days on market $110,000 Active 29 DOM
6. 2026-06-12
   days on market $110,000 Active 28 DOM
7. 2026-06-09
   days on market $110,000 Active 25 DOM
8. 2026-06-08
   days on market $110,000 Active 24 DOM
9. 2026-06-08
   days on market $110,000 Active 23 DOM
10. 2026-06-07
    days on market $110,000 Active 22 DOM
11. 2026-06-04
    days on market $110,000 Active 19 DOM
12. 2026-06-02
    days on market $110,000 Active 18 DOM
13. 2026-06-01
    days on market $110,000 Active 17 DOM
14. 2026-05-31
    days on market $110,000 Active 16 DOM
15. 2026-05-12
    listed $110,000 Active 705-char remark

    Show marketing remark (733 chars)

    MANSFIELD, PA - This home was made for living! Extra-Large 2002 Commodore Timberline 28x64 Double Wide Manufactured Home, located on a nice corner rented lot, in-town and convenient to everything! Lot rent is $245/month. This well maintained home features 3 Bedrooms, 2 Full Bath, Laundry Room and 2 Formal Living Room spaces. The large Kitchen features multiple counter sections and island-bar sitting space. Located near the walking paths to the Lambs Creek Boat Launch area. If you are looking for a large home that is an easy commute to the highway system or around town, come take a look! Mansfield, PA is a bright community with many public and community events throughout the year. Home of Commonwealth University - Mansfield.

16. 2026-05-12
    listed $110,000 Active 705-char remark

    Show marketing remark (733 chars)

    MANSFIELD, PA - This home was made for living! Extra-Large 2002 Commodore Timberline 28x64 Double Wide Manufactured Home, located on a nice corner rented lot, in-town and convenient to everything! Lot rent is $245/month. This well maintained home features 3 Bedrooms, 2 Full Bath, Laundry Room and 2 Formal Living Room spaces. The large Kitchen features multiple counter sections and island-bar sitting space. Located near the walking paths to the Lambs Creek Boat Launch area. If you are looking for a large home that is an easy commute to the highway system or around town, come take a look! Mansfield, PA is a bright community with many public and community events throughout the year. Home of Commonwealth University - Mansfield.

ⓘ 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: $1,097 · $91/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$320/yr (+$27/mo · 29.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,976
• − Mortgage interest: −$6,162
• − Property taxes: −$1,097
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − HOA: −$2,940
• − Depreciation: −$3,200
• Taxable loss: −$2,166
• Est. tax savings @ 24.0%: +$520
• After-tax cash flow: $44/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: Southern Tioga SD
• NCES district ID: 4222370
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $44,260
• Composite: 29.72/100
• National rank: #6451
• State rank: #421 of 539 in PA

Livability — Mansfield

• Score: 78/100
• State rank: #281
• US rank: #2496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mansfield, PA
• Population (ZIP): 6,550

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Iranian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.39%
• Current HPI: 275.9005
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $110,000 WBVAR
• 2026-05-12 Listed $110,000 NMPA

Property tax history

-2.5%/yr

Latest (2026): $1,097 · +0.8% YoY. Source: county tax records.