Eastland Concept Single Wide Plan

Curtisville, PA 15084

$82,900B

3 bd · 2.0 ba · 1,140 sqft · Built — · Manufactured · Active · 458 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,325/mo
• Mortgage (P&I): −$367
• Tax + insurance: −$172
• HOA: −$0
• Vac / Maint / Mgmt: −$278
• Net cashflow: $507/mo
• Annual: $6,086/yr
• Cap rate: 15.94%
• Cash-on-cash: 34.45%
• DSCR: 2.53
• 1% rule: 1.89%
• Cash to close: $19,600

Investor read

• This is a 3-bed/2.0-bath manufactured listed at $83k. Condition is rated poor.
• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• It's been on market 458 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• In year one you build about $802 of equity ($484 loan paydown + $318 appreciation (0.5% local appreciation)).
• Location reads 61/100 on livability (#1,438 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Deer Lakes SD (suburban): math 39% / reading 59% proficiency, ranked #182 of 539 in PA (top 34%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Union Intrmd Sch (math 37% / reading 61%, grade D, #712 of 1,518 statewide, top 47%, 377 students, 49% FRL); Deer Lakes Ms (math 36% / reading 58%, grade D+, #163 of 512 statewide, top 33%, 422 students, 38% FRL); Deer Lakes Hs (math 52%, 583 students, 28% FRL) — zoned schools average 38% FRL vs 22% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: flood insurance adds $56/mo.
• Market conditions: 41 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At projected returns (0.5% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• It's been on market 458 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Major: Kitchen countertops — The countertops are worn and need replacement to improve the kitchen's functionality and appearance.
• Major: Bathroom fixtures — The outdated and stained fixtures need to be replaced for a more modern and functional bathroom.
• Major: Roof repair — The roof shows visible damage and discoloration, indicating a need for immediate repair to prevent water damage.
• Major: Exterior siding and paint — The peeling siding and chipping paint need to be repaired and repainted to improve the home's exterior appearance.
• Major: Flooring replacement — The worn flooring needs to be replaced to improve the living areas' functionality and appearance.
• Major: Interior wall repairs — The visible cracks and discoloration on the interior walls need to be repaired to improve the home's structural integrity and appearance.