151 Imperial Way · Edinboro, PA 16412

$89,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily · 12 Days on market

Built 2026 Good condition $350/mo HOA · 27% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Cash flow +3.4/30.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this brand new 2026, 16'x66' manufactured home, featuring 3 bedrooms, 2 full baths and a Master Suite. The home feels large with a bright, spacious and open floor plan in the kitchen and main living areas. Situated on a prime lot with a wooded backdrop in the premier Manufactured Home Park in the Edinboro area - Majestic Heights. Very well maintained and cared for park, featuring asphalt roads and a playground, with close proximity to Edinboro University, I-79, and shopping, this location is sure to please! Lot rent is $350/mo and includes sewer and garbage. Schedule your showing today! Full factory 1 year warranty and extended 7 year warranty included.

Key facts

• Wooded backdrop
• Open floor plan
• 2 parking spots

Tags

• OPEN FLOOR PLAN
• WOODED BACKDROP

Property features AI

Finance

• Other: Located at 151 Imperial Way, Edinboro, PA; Directions: I-79 to Edinboro exit, 6N East to right on Kline Rd., right on Imperial Way
• HOA & community: Homeowners association with a $350 monthly fee; HOA fee includes sewer and trash

Exterior

• Parking: 2 parking spaces
• Utilities: Public sewer
• Home design: Single family residence; Residential property; New construction
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Paved, private road frontage on a privately maintained road; R-2 zoning; New construction

Interior

• Bedrooms: 9 total rooms (bedrooms and other rooms included)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Carpet and vinyl flooring; No basement

🏗️ New construction. The $89,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $170,016.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 77/100 on livability (#316 in PA, #2,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment D-.
• General Mclane SD (rural): math 50% / reading 66% proficiency, ranked #85 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; HOA is 27% of rent.

Recommended offer $89,900

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.05%
• DSCR: 0.42
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $170,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12990 Kline Rd	0.45mi	3/1.0	983 (-7%)	11mo	$158,000	$161	54

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: -40.4%
• Equity multiple: -0.27×
• Total profit: $-60,288
• Equity at exit: $25,350

10-year hold

• IRR: -63.4%
• Equity multiple: -0.97×
• Total profit: $-94,002
• Equity at exit: $14,700

Cash invested: $47,604 (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 16412

• Home prices YoY: -29.0%
• Active inventory: 59
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$892
• Tax est. 1.5%: −$213 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$350
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-518

Break-even live

Break-even rent $1,930

Max offer price $95,105

Occupancy floor —

Sensitivity live

Price	-10% $-400	-5% $-459	+0% $-518	+5% $-576	+10% $-635
Rent	-10% $-618	-5% $-568	+0% $-518	+5% $-467	+10% $-417
Rate	-1.0pp $-432	-0.5pp $-474	base $-518	+0.5pp $-562	+1.0pp $-607

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: $42,504
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Hillcrest Dr Unit 2 Edinboro, PA	3.0	1.0	950	$1,275	$1.34	44d	1	1.18mi

HOA detail

• Monthly dues: $350 · $4,200/yr
• Likely covers: sewertrash

Listing history 12 events

1. 2026-06-19
   days on market $89,900 Active 12 DOM
2. 2026-06-18
   days on market $89,900 Active 11 DOM
3. 2026-06-17
   days on market $89,900 Active 10 DOM
4. 2026-06-16
   days on market $89,900 Active 9 DOM
5. 2026-06-15
   days on market $89,900 Active 8 DOM
6. 2026-06-14
   days on market $89,900 Active 6 DOM
7. 2026-06-13
   days on market $89,900 Active 5 DOM
8. 2026-06-10
   days on market $89,900 Active 3 DOM
9. 2026-06-09
   days on market $89,900 Active 2 DOM
10. 2026-06-09
    remarks 679-char remark
11. 2026-06-08
    remarks 596-char remark
12. 2026-06-08
    listed $89,900 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 5 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$9,524
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$4,200
• − Depreciation: −$4,946
• Taxable loss: −$9,218
• Est. tax savings @ 24.0%: +$2,212
• After-tax cash flow: $-4,000/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 · 12 photos

Good 80/100 None rehab

This brand new manufactured home in Majestic Heights is in excellent condition with a good condition score of 80. It features a spacious kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and has the potential for further value-add improvements to enhance its curb appeal and attract potential buyers/tenants.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers.
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, attracting both buyers and tenants.
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can enhance the home's appeal and increase its resale value.
• Rental Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tenants looking for energy-saving features.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding a smart home system — A smart home system can improve convenience and energy efficiency, attracting both buyers and tenants. ↑
• Resale Upgrading the flooring in the bathrooms — Upgraded flooring can enhance the home's appeal and increase its resale value. ↑
• Rental Adding a smart thermostat — A smart thermostat can improve energy efficiency and attract tenants looking for energy-saving features. ↑

ⓘ 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: General Mclane SD
• NCES district ID: 4210650
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $53,384
• Composite: 49.68/100
• National rank: #1971
• State rank: #85 of 539 in PA

Livability — Edinboro

• Score: 77/100
• State rank: #316
• US rank: #2814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,104
• Population (ZIP): 9,726

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.34%
• Current HPI: 240.8752
• 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

1 event — show timeline

• 2026-06-07 Listed $89,900 GEBOR