52 Coyote Crossing Ln · Keating, PA 16720

$54,900

1 bd · 0.5 ba · 400 sqft · Manufactured · 34 Days on market

Built 1968 Fair condition 10,019 sqft lot ↓ 11% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the peaceful countryside with this charming singlewide home, thoughtfully maintained and featuring a small addition. The home offers one bedroom, currently outfitted with bunk beds and a full bed, and a dining area that opens to a welcoming deck, perfect for enjoying morning coffee or evening sunsets. While there is no indoor plumbing, the property includes a privy and benefits from deeded spring access nearby, providing a natural water source. Comfort is ensured year-round with a pellet stove for heating. Nestled in a serene country setting, this property is ideal for those seeking a quiet retreat, weekend getaway, or off-grid lifestyle.

Key facts

• Deeded spring access
• Welcoming deck
• Pellet stove

Tags

• WELCOMING DECK
• DEEDED SPRING ACCESS
• NATURAL WATER SOURCE
• PELLET STOVE

Property features AI

Exterior

• Home design: Residential manufactured home
• Construction: Metal siding; Wood siding
• Exterior features: Shingle roof

Interior

• Bathrooms: Half bathroom
• Interior features: Total of 4 rooms; 1 half bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath manufactured listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($772 rent vs $55k).
• Recommended offer: $53k (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.
• Austin Area SD (rural): math 45% / reading 65% proficiency, ranked #337 of 658 in PA (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 18 active listings in the ZIP; 24 units permitted in Potter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($380 loan paydown + $2k appreciation (3.9% local appreciation)).
• Potter County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.41% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 2.56×
• Total profit: $24,009
• Equity at exit: $27,562

10-year hold

• IRR: 26.2%
• Equity multiple: 5.01×
• Total profit: $61,706
• Equity at exit: $44,863

Cash invested: $15,372 (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 16720

• Home prices YoY: 3.5%
• Active inventory: 18
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $772 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $230

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 65%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $54,900 Active 34 DOM
2. 2026-06-17
   days on market $54,900 Active 33 DOM
3. 2026-06-16
   days on market $54,900 Active 32 DOM
4. 2026-06-15
   days on market $54,900 Active 31 DOM
5. 2026-06-13
   days on market $54,900 Active 29 DOM
6. 2026-06-12
   days on market $54,900 Active 28 DOM
7. 2026-06-09
   days on market $54,900 Active 25 DOM
8. 2026-06-08
   days on market $54,900 Active 24 DOM
9. 2026-06-08
   days on market $54,900 Active 23 DOM
10. 2026-06-07
    days on market $54,900 Active 22 DOM
11. 2026-06-04
    days on market $54,900 Active 19 DOM
12. 2026-06-02
    days on market $54,900 Active 18 DOM
13. 2026-06-01
    price $54,900 Active 17 DOM
14. 2026-06-01
    days on market $61,900 Active 17 DOM
15. 2026-05-31
    days on market $61,900 Active 16 DOM
16. 2026-05-14
    listed $61,900 Active 656-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,264
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$741
• − Management: −$741
• − Depreciation: −$1,597
• Taxable income: $2,012
• Est. tax owed @ 24.0%: −$483
• After-tax cash flow: $2,283/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 · 13 photos

Fair 45/100 Moderate rehab

This singlewide mobile home requires moderate repairs and maintenance, including roof and exterior siding repairs, to improve its condition and value.

Repairs flagged

• Major roof — visible wear and missing shingles
• Major exterior siding — weathered and peeling
• Minor kitchen cabinets — dated and could be updated

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both repair roof — improves structural integrity and enhances curb appeal
• Both repair exterior siding — enhances structural integrity and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear and missing shingles	Major	$15,000–50,000
exterior siding · weathered and peeling	Major	$15,000–50,000
kitchen cabinets · dated and could be updated	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both repair roof — improves structural integrity and enhances curb appeal ↑
• Both repair exterior siding — enhances structural integrity and curb appeal ↑

ⓘ 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: Austin Area SD
• NCES district ID: 4202700
• Math proficiency: 45% ▼ -10.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $38,291
• Composite: 47.59/100
• National rank: #4953
• State rank: #337 of 658 in PA

Livability — Keating

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

Census & demographics

• Population (ZIP): 1,196

Population outlook (Potter County) Hauer SSP2

• Today (2025): 15,824 people
• By 2030: 15,023 · -5.1%
• By 2040: 13,290 · -16.0%
• By 2050: 11,572 · -26.9%
• By 2075: 8,144 · -48.5%
• By 2100: 5,102 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Potter

• 2024 margin: Solid R (+62.3) · D 18.4% · R 80.7%
• 2008→2024 swing: -24.9pp toward R · 2008: -37.4pp · 2024: -62.3pp
• All cycles: 2024: R+62.3 2020: R+60.8 2016: R+63.6 2012: R+45.9 2008: R+37.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.91%
• Current HPI: 115.4722
• 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

-11.3% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $54,900 NMPA
• 2026-05-14 Listed $61,900 NMPA