316 Maple Ln · East Smithfield, PA 16947

$55,000

3 bd · 2.0 ba · 840 sqft · Manufactured · 51 Days on market

Built 2011 Good condition ↓ 27% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Ready for a fresh start this season! This beautifully remodeled single-wide manufactured home is all set for its next chapter — whether that's a summer getaway, a spot on your hunting land, or a peaceful place near the lake. Fully updated from top to bottom, it features new sheetrock, windows, roof, siding, and added insulation under the siding for improved efficiency and comfort. It's move-in ready and just waiting to be placed on your property so you can start enjoying warm-weather weekends and quiet escapes right away. Title is in-hand and ready to transfer. Home must be removed from its current location and does not include land.

Key facts

• Built 2011
• Listed 50 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Manufactured home (residential)
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Electric water heater; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($808 rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Athens Area SD (town): math 38% / reading 58% proficiency, ranked #227 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $1k appreciation (2.1% local appreciation)).
• Bradford County population projected at -23% 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($53k) 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.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 11.92%
• Cash-on-cash: 20.09%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.33×
• Total profit: $20,498
• Equity at exit: $22,002

10-year hold

• IRR: 26.2%
• Equity multiple: 4.46×
• Total profit: $53,287
• Equity at exit: $31,922

Cash invested: $15,400 (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 16947

• Home prices YoY: 1.2%
• Active inventory: 13
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $808 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $258

Break-even live

Break-even rent $481

Max offer price $55,000

Occupancy floor 63%

Sensitivity live

Price	-10% $296	-5% $277	+0% $258	+5% $239	+10% $220
Rent	-10% $194	-5% $226	+0% $258	+5% $290	+10% $322
Rate	-1.0pp $286	-0.5pp $272	base $258	+0.5pp $244	+1.0pp $229

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $55,000 Active 51 DOM
2. 2026-06-18
   days on market $55,000 Active 50 DOM
3. 2026-06-17
   days on market $55,000 Active 49 DOM
4. 2026-06-16
   days on market $55,000 Active 48 DOM
5. 2026-06-15
   days on market $55,000 Active 47 DOM
6. 2026-06-14
   days on market $55,000 Active 45 DOM
7. 2026-06-12
   days on market $55,000 Active 44 DOM
8. 2026-06-09
   days on market $55,000 Active 41 DOM
9. 2026-06-08
   days on market $55,000 Active 40 DOM
10. 2026-06-07
    days on market $55,000 Active 39 DOM
11. 2026-06-04
    days on market $55,000 Active 35 DOM
12. 2026-06-02
    days on market $55,000 Active 34 DOM
13. 2026-06-01
    days on market $55,000 Active 33 DOM
14. 2026-05-31
    days on market $55,000 Active 32 DOM
15. 2026-05-31
    days on market $55,000 Active 31 DOM
16. 2026-04-29
    listed $55,000 Active 647-char remark
17. 2026-01-11
    price $69,000
18. 2025-10-23
    listed $75,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,691
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$275
• − Repairs & maintenance: −$775
• − Management: −$775
• − Depreciation: −$1,600
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $2,528/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 Cosmetic rehab

This beautifully remodeled single-wide manufactured home is move-in ready and fully updated from top to bottom, featuring new sheetrock, windows, roof, siding, and added insulation under the siding for improved efficiency and comfort.

Value-add opportunities

• Both landscaping — improves curb appeal and enhances property value
• Both land — land is not included in the sale, but can be purchased separately

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improves curb appeal and enhances property value ↑
• Both land — land is not included in the sale, but can be purchased separately ↑

ⓘ 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: Athens Area SD
• NCES district ID: 4202670
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $45,684
• Composite: 40.64/100
• National rank: #3683
• State rank: #227 of 539 in PA

Livability — East Smithfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 169
• Population (ZIP): 4,653

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Romanian 5% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.10%
• Current HPI: 176.375
• 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

-26.7% since first listed

3 events — show timeline

• 2026-04-29 Listed $55,000 NMPA
• 2026-01-11 Price Changed $69,000 NMPA
• 2025-10-23 Listed $75,000 NMPA