49 Hillside Ests · Todd, PA 17233

$10,000

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 11 Days on market

Built 1988

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LOT RENT 210. TRASH INCLUDED. MOBILE REMODELED AUG 2014

Key facts

• Built 1988
• Listed 11 days

Property features AI

Finance

• Financial info: Ground rent $350 per month; Ownership interest: Ground rent

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Metal siding
• Construction: Estimated year built; Above-grade living space
• Exterior features: No basement; No tidal water

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Forced air heating (electric); Window air conditioning units (electric); Electric hot water
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $10k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Central Fulton SD (rural): math 36% / reading 54% proficiency, ranked #278 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $69 of loan paydown is wiped out by about $300 of value loss. Plan a longer hold.
• Fulton County population projected at -25% 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 $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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 $10,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 10.63% ✓
• Cap rate: 98.78%
• Cash-on-cash: 330.31%
• DSCR: 15.70
• GRM: 0.8

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: —
• Equity multiple: 17.96×
• Total profit: $47,484
• Equity at exit: $1,491

10-year hold

• IRR: —
• Equity multiple: 38.37×
• Total profit: $104,623
• Equity at exit: $865

Cash invested: $2,800 (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 17233

• Home prices YoY: -25.5%
• Active inventory: 32
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$52
• Tax est. 1.5%: −$12 /mo · $150/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $771

Break-even live

Break-even rent $87

Max offer price $10,000

Occupancy floor 22%

Sensitivity live

Price	-10% $778	-5% $774	+0% $771	+5% $767	+10% $764
Rent	-10% $687	-5% $729	+0% $771	+5% $813	+10% $855
Rate	-1.0pp $776	-0.5pp $773	base $771	+0.5pp $768	+1.0pp $766

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: $2,500
• Closing costs: $300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending 744-char remark
2. 2026-05-01
   listed $10,000 Active 744-char remark
3. 2014-09-04
   soldstatus $12,500 55-char remark

   Show marketing remark (55 chars)

   LOT RENT 210. TRASH INCLUDED. MOBILE REMODELED AUG 2014

4. 2014-09-04
   soldstatus $12,500

   Show marketing remark (55 chars)

   LOT RENT 210. TRASH INCLUDED. MOBILE REMODELED AUG 2014

5. 2014-09-04
   listed $12,500 55-char remark

   Show marketing remark (55 chars)

   LOT RENT 210. TRASH INCLUDED. MOBILE REMODELED AUG 2014

6. 2014-09-04
   listed $12,500

   Show marketing remark (55 chars)

   LOT RENT 210. TRASH INCLUDED. MOBILE REMODELED AUG 2014

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,757
• − Mortgage interest: −$560
• − Property taxes: −$150
• − Insurance: −$50
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$291
• Taxable income: $9,665
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $6,929/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: Central Fulton SD
• NCES district ID: 4214850
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 54% ▼ -12.00%
• Median HH income: $45,014
• Composite: 38.09/100
• National rank: #4278
• State rank: #278 of 539 in PA

Livability — Todd

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

Census & demographics

• Population (ZIP): 5,103

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 13,762 people
• By 2030: 13,167 · -4.3%
• By 2040: 11,836 · -14.0%
• By 2050: 10,342 · -24.9%
• By 2075: 7,170 · -47.9%
• By 2100: 4,581 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+72.6) · D 13.5% · R 86.1%
• 2008→2024 swing: -24.0pp toward R · 2008: -48.6pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+72.0 2016: R+70.8 2012: R+56.6 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.60%
• Current HPI: 136.17
• 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

+22.4% since first listed

7 events — show timeline

• 2026-06-08 Sold (MLS) $15,300 BRIGHT MLS
• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-01 Listed $10,000 BRIGHT MLS
• 2014-09-04 Listed $12,500 BRIGHT MLS
• 2014-09-04 Listed $12,500 MRIS
• 2014-09-04 Sold (MLS) $12,500 BRIGHT MLS
• 2014-09-04 Sold (MLS) $12,500 MRIS

Property tax history

+1.4%/yr

Latest (2025): $879 · +5.2% YoY. Source: county tax records.