112 Court Ln · Pinecroft, PA 16601

$32,900

3 bd · 1.0 ba · 1,146 sqft · Manufactured · 48 Days on market

Built 2000 Est $33k · at est.

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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 +8.0/15.0
• Schools +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Pinecroft Mobile Home Park in Antis Twp. is this 2000 Fleetwood single wide with new roof, new carpet in the bedrooms, new vinyl plank flooring in the kitchen and interior is freshly painted. Also includes C/A and furnace is approx 5 years old. Ramp access to main front door. Lot rent is $330/month, includes sewer and trash. Must pass background/credit check. One owner is a PA Licensed Real Estate Agent.

Key facts

• New carpet
• Freshly painted
• Ramp access

Tags

• NEW ROOF
• NEW CARPET
• NEW VINYL PLANK FLOORING
• FRESHLY PAINTED
• FURNACE APPROX 5 YEARS OLD
• RAMP ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $751 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $33k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bellwood-Antis SD (suburban): math 36% / reading 58% proficiency, ranked #224 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $227 of loan paydown is wiped out by about $987 of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,913 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.76% ✓
• Cap rate: 33.69%
• Cash-on-cash: 97.84%
• DSCR: 5.35
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $33,234
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Court Ln	0.00mi	3/1.0	1,146 (0%)	1mo	$32,900	$29	99

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: 98.8%
• Equity multiple: 5.62×
• Total profit: $42,522
• Equity at exit: $4,905

10-year hold

• IRR: —
• Equity multiple: 11.71×
• Total profit: $98,695
• Equity at exit: $2,845

Cash invested: $9,212 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $751

Break-even live

Break-even rent $285

Max offer price $32,900

Occupancy floor 34%

Sensitivity live

Price	-10% $770	-5% $760	+0% $751	+5% $742	+10% $732
Rent	-10% $653	-5% $702	+0% $751	+5% $800	+10% $849
Rate	-1.0pp $768	-0.5pp $759	base $751	+0.5pp $743	+1.0pp $734

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: $8,225
• Closing costs: $987
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-20
   status Pending
2. 2026-03-03
   listed $32,900 Active

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $493 · $41/mo
• Expected delta: +$27/yr (+$2/mo · 5.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,828
• − Mortgage interest: −$1,843
• − Property taxes: −$467
• − Insurance: −$164
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$957
• Taxable income: $9,025
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $6,847/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: Bellwood-Antis SD
• NCES district ID: 4203300
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 58% ▼ -10.00%
• Median HH income: $55,347
• Composite: 40.72/100
• National rank: #3663
• State rank: #224 of 539 in PA

Livability — Pinecroft

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

Census & demographics

• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.97%
• Current HPI: 183.9907
• Rent YoY: —
• Metro: Altoona, 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

2 events — show timeline

• 2026-04-20 Pending — AHARMLS
• 2026-03-03 Listed $32,900 AHARMLS

Property tax history

-2.6%/yr

Latest (2025): $467 · +8.7% YoY. Source: county tax records.