89 Hidden Vly Unit HID089

Gastonville, PA 15332

$18,200D

2 bd · 1.0 ba · 728 sqft · Built 2026 · Manufactured · Active · 26 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,704/mo
• Mortgage (P&I): −$95
• Tax + insurance: −$30
• HOA: −$0
• Vac / Maint / Mgmt: −$358
• Net cashflow: $1,221/mo
• Annual: $14,649/yr
• Cap rate: 86.78%
• Cash-on-cash: 287.47%
• DSCR: 13.79
• 1% rule: 9.37%
• Cash to close: $5,096

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $18k.
• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• It's been on market 26 days — a 2% lower offer ($18k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $18k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $126 of loan paydown is wiped out by about $546 of value loss. Plan a longer hold.
• Location reads 71/100 on livability (#726 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, health & safety F.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Ringgold El Sch North (math 32% / reading 67%, grade D, #654 of 1,518 statewide, top 47%, 360 students, 100% FRL); Ringgold Ms (math 9% / reading 29%, grade F, #447 of 512 statewide, top 88%, 787 students, 100% FRL); Ringgold Shs (math 57% / reading 24%, grade F, #255 of 437 statewide, top 60%, 852 students, 82% FRL) — zoned schools average 94% FRL vs 41% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 53 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.
• Cap rate 86.8% vs local median 2.5% in Gastonville — 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.
• This rent runs 31% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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?
• 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.
• 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.
• 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.