91 Mill Alley/street St · Rimersburg, PA 16248

$29,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 239 Days on market

Built 1984 5,880 sqft lot ↓ 13% since listing

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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
• Appreciation +3.2/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

1984 MOBILE HOME. NEW 100 AMP WIRING THROUGHOUT. NEW METAL ROOF. ALL NEW WINDOWS. NEW STAINLESS STEEL KITCHEN APPLIANCES, WHICH INCLUDE REFRIGERATOR; RANGE/STOVE; OVER-TOP MICROWAVE, AND DISHWASHER. ALSO INCLUDES WASHER/DRYER UNITS. ALL REQUIRED UPDATED RIMERSBURG BORO WATER/SEWAGE LATERALS HAVE BEEN UPDATED/APPROVED. 0.135 ACRE LOT. PRICED TO SELL AT $39,900. CURRENTLY A TWO BEDROOM, BUT CAN EASILY BE PARTITIONED-OFF AND MADE INTO A 7.50' X 9.0' THIRD BEDROOM. RIMERSBURG BORO DICTATES THAT THE BUYER(S) MUST OCCUPY THE MOBILE HOME, AND CANNOT LEASE OUT TO TENANT(S).

Key facts

• New metal roof
• New windows
• 5,880 sq ft lot

Tags

• NEW METAL ROOF
• NEW WINDOWS
• UPDATED WATER SEWAGE LATERALS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,191 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.
• Union SD (rural): math 29% / reading 45% proficiency, ranked #402 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 of value loss. Plan a longer hold.
• Clarion 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Recommended offer $26,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.45% ✓
• Cap rate: 30.68%
• Cash-on-cash: 87.09%
• DSCR: 4.88
• GRM: 2.4

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: 87.6%
• Equity multiple: 5.05×
• Total profit: $33,869
• Equity at exit: $4,458

10-year hold

• IRR: 90.7%
• Equity multiple: 10.48×
• Total profit: $79,385
• Equity at exit: $2,585

Cash invested: $8,372 (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 16248

• Home prices YoY: -2.8%
• Active inventory: 9
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $608

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 36%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $29,900 Active 239 DOM
2. 2026-06-17
   pricedays on market $29,900 Active 238 DOM
3. 2026-06-16
   days on market $34,900 Active 237 DOM
4. 2026-06-15
   days on market $34,900 Active 236 DOM
5. 2026-06-13
   days on market $34,900 Active 234 DOM
6. 2026-06-12
   days on market $34,900 Active 233 DOM
7. 2026-06-09
   days on market $34,900 Active 230 DOM
8. 2026-06-08
   days on market $34,900 Active 229 DOM
9. 2026-06-08
   days on market $34,900 Active 228 DOM
10. 2026-06-05
    days on market $34,900 Active 226 DOM
11. 2026-06-04
    days on market $34,900 Active 224 DOM
12. 2026-06-02
    days on market $34,900 Active 223 DOM
13. 2026-06-01
    days on market $34,900 Active 222 DOM
14. 2026-05-31
    days on market $34,900 Active 221 DOM
15. 2026-04-28
    price $34,900 575-char remark

    Show marketing remark (575 chars)

    1984 MOBILE HOME. NEW 100 AMP WIRING THROUGHOUT. NEW METAL ROOF. ALL NEW WINDOWS. NEW STAINLESS STEEL KITCHEN APPLIANCES, WHICH INCLUDE REFRIGERATOR; RANGE/STOVE; OVER-TOP MICROWAVE, AND DISHWASHER. ALSO INCLUDES WASHER/DRYER UNITS. ALL REQUIRED UPDATED RIMERSBURG BORO WATER/SEWAGE LATERALS HAVE BEEN UPDATED/APPROVED. 0.135 ACRE LOT. PRICED TO SELL AT $39,900. CURRENTLY A TWO BEDROOM, BUT CAN EASILY BE PARTITIONED-OFF AND MADE INTO A 7.50' X 9.0' THIRD BEDROOM. RIMERSBURG BORO DICTATES THAT THE BUYER(S) MUST OCCUPY THE MOBILE HOME, AND CANNOT LEASE OUT TO TENANT(S).

16. 2025-10-22
    listed $39,900 Active 575-char remark

    Show marketing remark (575 chars)

    1984 MOBILE HOME. NEW 100 AMP WIRING THROUGHOUT. NEW METAL ROOF. ALL NEW WINDOWS. NEW STAINLESS STEEL KITCHEN APPLIANCES, WHICH INCLUDE REFRIGERATOR; RANGE/STOVE; OVER-TOP MICROWAVE, AND DISHWASHER. ALSO INCLUDES WASHER/DRYER UNITS. ALL REQUIRED UPDATED RIMERSBURG BORO WATER/SEWAGE LATERALS HAVE BEEN UPDATED/APPROVED. 0.135 ACRE LOT. PRICED TO SELL AT $39,900. CURRENTLY A TWO BEDROOM, BUT CAN EASILY BE PARTITIONED-OFF AND MADE INTO A 7.50' X 9.0' THIRD BEDROOM. RIMERSBURG BORO DICTATES THAT THE BUYER(S) MUST OCCUPY THE MOBILE HOME, AND CANNOT LEASE OUT TO TENANT(S).

ⓘ 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 3/10 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: $12,368
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$870
• Taxable income: $7,246
• Est. tax owed @ 24.0%: −$1,739
• After-tax cash flow: $5,552/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: Union SD
• NCES district ID: 4224120
• Math proficiency: 29% ▼ -3.00%
• Reading proficiency: 45% ▼ -6.00%
• Median HH income: $39,688
• Composite: 30.96/100
• National rank: #6104
• State rank: #402 of 539 in PA

Livability — Rimersburg

• Score: 64/100
• State rank: #1191
• US rank: #13957

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rimersburg, PA
• City population: 3,177
• Population (ZIP): 3,177

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Asian 1%
• Common ancestry: Iranian 4% Italian 3% Serbian 2%
• Foreign-born: 1%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.68%
• Current HPI: 126.8891
• 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

-12.5% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $34,900 AVBREALTORS
• 2025-10-22 Listed $39,900 AVBREALTORS

Property tax history

+21.5%/yr

Latest (2026): $1,609 · +734.4% YoY. Source: county tax records.