211 Allen Ln · Penn Farms, PA 16635

$33,000

2 bd · 2.0 ba · 1,118 sqft · Manufactured · 32 Days on market

Built 1991 $671/mo HOA · 52% of rent

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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 +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pristine, Spacious & Immaculate are the words that describe this two bedroom, two bath single wide mobile home located in Greensdown Acres Mobile Home Park. Laminate flooring throughout, updated kitchen & baths. Laundry area. Finished enclosed additional room could be a family room or storage area. Cozy patio area and a shed for storage complete the outside. New metal roof in 2021.

Key facts

• New metal roof
• Updated kitchen
• Cozy patio area

Tags

• UPDATED KITCHEN
• FINISHED ENCLOSED ROOM
• COZY PATIO AREA
• NEW METAL ROOF

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home
• Financial info: Tax information not included
• HOA & community: Homeowners association with a monthly fee of $671

Exterior

• Parking: Parking details not provided
• Security: No security features listed
• Utilities: Public water
• Home design: Manufactured home (single wide); One story; Updated/remodeled condition
• Construction: Aluminum siding; Metal roof; Slab foundation; Built as a New Moon model
• Exterior features: Level lot; Shed(s)

Interior

• Kitchen: Oven; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Oil heating; Ceiling fans
• Interior features: Eat-in kitchen; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $33k.

Deal economics

• At list price, monthly cash flow is $151 ($2k/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.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 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 $228 of loan paydown is wiped out by about $990 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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: HOA is 52% of rent.

Recommended offer $32,010 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 3.92% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 2.1

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $4,665
• Equity at exit: $4,920

10-year hold

• IRR: 22.1%
• Equity multiple: 2.96×
• Total profit: $18,107
• Equity at exit: $2,853

Cash invested: $9,240 (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 16635

• Home prices YoY: -4.0%
• Active inventory: 92
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$14 /mo · $162/yr
• Insurance: −$14
• HOA: −$671
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $151

Break-even live

Break-even rent $1,103

Max offer price $33,000

Occupancy floor 83%

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $671 · $8,052/yr

Listing history 22 events

1. 2026-06-19
   days on market $33,000 Active 32 DOM
2. 2026-06-18
   days on market $33,000 Active 31 DOM
3. 2026-06-17
   days on market $33,000 Active 30 DOM
4. 2026-06-16
   days on market $33,000 Active 29 DOM
5. 2026-06-15
   days on market $33,000 Active 28 DOM
6. 2026-06-14
   days on market $33,000 Active 26 DOM
7. 2026-06-13
   days on market $33,000 Active 25 DOM
8. 2026-06-10
   days on market $33,000 Active 23 DOM
9. 2026-06-09
   days on market $33,000 Active 22 DOM
10. 2026-06-08
    days on market $33,000 Active 21 DOM
11. 2026-06-07
    days on market $33,000 Active 20 DOM
12. 2026-06-05
    days on market $33,000 Active 17 DOM
13. 2026-06-03
    days on market $33,000 Active 16 DOM
14. 2026-06-02
    days on market $33,000 Active 15 DOM
15. 2026-06-01
    days on market $33,000 Active 14 DOM
16. 2026-05-31
    days on market $33,000 Active 13 DOM
17. 2026-05-30
    days on market $33,000 Active 12 DOM
18. 2026-05-18
    listed $33,000 Active
19. 2022-10-20
    soldstatus $29,000 397-char remark

    Show marketing remark (397 chars)

    Pristine, Spacious & Immaculate are the words that describe this two bedroom, two bath single wide mobile home located in Greensdown Acres Mobile Home Park. Laminate flooring throughout, updated kitchen & baths. Laundry area. Finished enclosed additional room could be a family room or storage area. Cozy patio area and a shed for storage complete the outside. New metal roof in 2021.

20. 2022-08-26
    listed $28,900 397-char remark

    Show marketing remark (397 chars)

    Pristine, Spacious & Immaculate are the words that describe this two bedroom, two bath single wide mobile home located in Greensdown Acres Mobile Home Park. Laminate flooring throughout, updated kitchen & baths. Laundry area. Finished enclosed additional room could be a family room or storage area. Cozy patio area and a shed for storage complete the outside. New metal roof in 2021.

21. 2017-12-29
    soldstatus $22,000 239-char remark

    Show marketing remark (239 chars)

    Spacious 2 bedroom, 2 bath with newer kitchen cabinets and counter tops, all appliances, hardwood floors throughout, finished Florida room for entertaining or extra living space, patio area and shed included. Well cared for and A MUST SEE!

22. 2017-11-07
    listed $23,900 239-char remark

    Show marketing remark (239 chars)

    Spacious 2 bedroom, 2 bath with newer kitchen cabinets and counter tops, all appliances, hardwood floors throughout, finished Florida room for entertaining or extra living space, patio area and shed included. Well cared for and A MUST SEE!

ⓘ 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: $162 · $14/mo
• Projected year-2 tax: $342 · $28/mo
• Expected delta: +$179/yr (+$15/mo · 110.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $15,525
• − Mortgage interest: −$1,849
• − Property taxes: −$162
• − Insurance: −$165
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − HOA: −$8,052
• − Depreciation: −$960
• Taxable income: $1,853
• Est. tax owed @ 24.0%: −$445
• After-tax cash flow: $1,364/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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Penn Farms

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

Census & demographics

• Population (ZIP): 12,115

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Asian 2% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 96% English-only · Other Indo-European 2% Chinese 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: ▼ -10.69%
• Current HPI: 258.7396
• 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

+38.1% since first listed

5 events — show timeline

• 2026-05-18 Listed $33,000 AHARMLS
• 2022-10-20 Sold (MLS) $29,000 AHARMLS
• 2022-08-26 Listed $28,900 AHARMLS
• 2017-12-29 Sold (MLS) $22,000 AHARMLS
• 2017-11-07 Listed $23,900 AHARMLS

Property tax history

-12.0%/yr

Latest (2025): $162 · +3.4% YoY. Source: county tax records.