2754 Route 155 · Liberty, PA 16743

$79,900

4 bd · 1.0 ba · 1,756 sqft · Other public records · 22 Days on market

Built 1972 0.50 ac lot

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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 +6.1/10.0
• Livability +3.6/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This mobile home is on a level lot located in the country. This home features four bedrooms and one full bathroom, providing ample space for family and guests. One nice feature is the large enclosed rear porch, perfect for privacy that comes in from the french doors in the kitchen. At one time there was a pool in the back yard. This has a water well and septic system. This home will give you the opportunity to make it your home. There are some projects started and just need finished.

Key facts

• Water well
• Level lot
• Septic system

Tags

• LEVEL LOT
• LARGE ENCLOSED REAR PORCH
• WATER WELL
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.2% vs local median 6.2% in Liberty — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 72/100 on livability (#659 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• Port Allegany SD (rural): math 26% / reading 40% proficiency, ranked #433 of 539 in PA (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($552 loan paydown + $2k appreciation (2.1% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.64% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.22%
• DSCR: 2.26
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 2.77×
• Total profit: $39,498
• Equity at exit: $32,072

10-year hold

• IRR: 33.7%
• Equity multiple: 5.40×
• Total profit: $98,329
• Equity at exit: $46,616

Cash invested: $22,372 (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 16743

• Home prices YoY: 1.6%
• Active inventory: 14
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $526

Break-even live

Break-even rent $642

Max offer price $79,900

Occupancy floor 55%

Sensitivity live

Price	-10% $571	-5% $549	+0% $526	+5% $503	+10% $481
Rent	-10% $423	-5% $474	+0% $526	+5% $578	+10% $629
Rate	-1.0pp $566	-0.5pp $546	base $526	+0.5pp $505	+1.0pp $484

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,900 Active 22 DOM
2. 2026-06-18
   days on market $79,900 Active 20 DOM
3. 2026-06-17
   days on market $79,900 Active 19 DOM
4. 2026-06-16
   days on market $79,900 Active 18 DOM
5. 2026-06-15
   days on market $79,900 Active 17 DOM
6. 2026-06-13
   days on market $79,900 Active 15 DOM
7. 2026-06-12
   days on market $79,900 Active 14 DOM
8. 2026-06-09
   days on market $79,900 Active 11 DOM
9. 2026-06-08
   days on market $79,900 Active 10 DOM
10. 2026-06-08
    days on market $79,900 Active 9 DOM
11. 2026-06-07
    days on market $79,900 Active 8 DOM
12. 2026-06-04
    days on market $79,900 Active 5 DOM
13. 2026-06-02
    days on market $79,900 Active 4 DOM
14. 2026-06-01
    days on market $79,900 Active 3 DOM
15. 2026-05-31
    days on market $79,900 Active 2 DOM
16. 2026-05-30
    listed $79,900 Active 488-char remark

    Show marketing remark (488 chars)

    This mobile home is on a level lot located in the country. This home features four bedrooms and one full bathroom, providing ample space for family and guests. One nice feature is the large enclosed rear porch, perfect for privacy that comes in from the french doors in the kitchen. At one time there was a pool in the back yard. This has a water well and septic system. This home will give you the opportunity to make it your home. There are some projects started and just need finished.

17. 2026-05-28
    listed $79,900 Active 488-char remark

    Show marketing remark (488 chars)

    This mobile home is on a level lot located in the country. This home features four bedrooms and one full bathroom, providing ample space for family and guests. One nice feature is the large enclosed rear porch, perfect for privacy that comes in from the french doors in the kitchen. At one time there was a pool in the back yard. This has a water well and septic system. This home will give you the opportunity to make it your home. There are some projects started and just need finished.

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$300/yr (+$25/mo · 45.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$4,476
• − Property taxes: −$663
• − Insurance: −$400
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,324
• Taxable income: $5,326
• Est. tax owed @ 24.0%: −$1,278
• After-tax cash flow: $5,034/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: Port Allegany SD
• NCES district ID: 4219530
• Math proficiency: 26% ▼ -10.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $41,306
• Composite: 27.8/100
• National rank: #6890
• State rank: #433 of 539 in PA

Livability — Liberty

• Score: 72/100
• State rank: #659
• US rank: #6444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 6,139
• Population (ZIP): 3,960

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 2% Italian 1% Lithuanian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.13%
• Current HPI: 135.0654
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-30 Listed $79,900 UNYREIS
• 2026-05-28 Listed $79,900 NMPA

Property tax history

+1.3%/yr

Latest (2025): $663 · +4.1% YoY. Source: county tax records.