2189 Us 62 · Woodland Heights, PA 16301

$89,000

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 28 Days on market

Built 1998 1.84 ac lot

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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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• Appreciation +6.1/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This two bedroom two bath mobile home sits on 1.84 acres in Cranberry School District. With a little TLC, it would make a good rental or starter home. Property is being sold as is. No showings until May 26, 2026. Cash Only.

Key facts

• 1.84 acre lot
• Built 1998
• Listed 28 days

Property features AI

Finance

• Other: Lot includes additional parcel (parcel reference provided); Zoned A-1

Exterior

• Parking: No designated parking
• Utilities: Well water; Septic tank; Electric service with circuit breakers
• Home design: Manufactured house; One level; Mobile home (residential)
• Construction: Vinyl siding; Composition roof; Pillar/post/pier foundation; Built as a manufactured/mobile home
• Exterior features: Porch; Storage

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Gas fireplace; Storage
• Laundry & utility: Washer hookup; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($989 rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#762 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 51 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $2k appreciation (2.2% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $89k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $87,665 (1.5% below list)

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 D-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: 1.11% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.49%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.18% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.62×
• Total profit: $15,519
• Equity at exit: $35,954

10-year hold

• IRR: 14.2%
• Equity multiple: 2.93×
• Total profit: $48,194
• Equity at exit: $52,435

Cash invested: $24,920 (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 16301

• Home prices YoY: 1.0%
• Active inventory: 51
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $989 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$142 /mo · $1,709/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $135

Break-even live

Break-even rent $818

Max offer price $89,000

Occupancy floor 81%

Sensitivity live

Price	-10% $185	-5% $160	+0% $135	+5% $110	+10% $84
Rent	-10% $57	-5% $96	+0% $135	+5% $174	+10% $213
Rate	-1.0pp $180	-0.5pp $157	base $135	+0.5pp $112	+1.0pp $88

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $89,000 Active 28 DOM
2. 2026-06-18
   days on market $89,000 Active 26 DOM
3. 2026-06-17
   remarks 223-char remark
4. 2026-06-17
   days on market $89,000 Active 25 DOM
5. 2026-06-16
   days on market $89,000 Active 24 DOM
6. 2026-06-15
   days on market $89,000 Active 23 DOM
7. 2026-06-13
   days on market $89,000 Active 21 DOM
8. 2026-06-12
   days on market $89,000 Active 20 DOM
9. 2026-06-09
   days on market $89,000 Active 17 DOM
10. 2026-06-08
    days on market $89,000 Active 16 DOM
11. 2026-06-08
    days on market $89,000 Active 15 DOM
12. 2026-06-07
    days on market $89,000 Active 14 DOM
13. 2026-06-04
    days on market $89,000 Active 11 DOM
14. 2026-06-02
    days on market $89,000 Active 10 DOM
15. 2026-06-01
    days on market $89,000 Active 9 DOM
16. 2026-05-31
    days on market $89,000 Active 8 DOM
17. 2026-05-23
    listed $89,000 Active
18. 1982-06-16
    soldstatus $35,250

ⓘ 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: $1,709 · $142/mo
• Projected year-2 tax: $1,709 · $142/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,864
• − Mortgage interest: −$4,985
• − Property taxes: −$1,709
• − Insurance: −$445
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$2,589
• Taxable income: $237
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,561/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Woodland Heights

• Score: 70/100
• State rank: #762
• US rank: #7614

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,067

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 7% Iranian 3% Italian 2%
• Foreign-born: 1%

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.18%
• Current HPI: 218.0124
• 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

+152.5% since first listed

2 events — show timeline

• 2026-05-23 Listed $89,000 AVBREALTORS
• 1982-06-16 Sold (Public Records) $35,250 Public Records

Property tax history

+7.3%/yr

Latest (2026): $1,709 · +1.5% YoY. Source: county tax records.