5005 Zuck Rd #42 · Erie, PA 16506

$30,000

2 bd · 1.0 ba · 938 sqft · SingleFamily · 216 Days on market

Built 1984 $32/sqft · 42% below area Est $52k · 42% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly remodeled Mobile Home located in Millcreek Township. Home contains 2 Bedrooms and 1 bathroom. New walls, flooring, closets, countertops and island. Must be approved by the Park. Lot Rent is $550.00 a month.

Key facts

• New walls
• New island
• New closets

Tags

• NEWLY REMODELED
• NEW WALLS
• NEW FLOORING
• NEW CLOSETS
• NEW COUNTERTOPS
• NEW ISLAND

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $915 ($11k/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.
• Cap rate 42.9% vs local median 5.1% in Erie — 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 83/100 on livability (#109 in PA, #840 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+, employment F.
• Millcreek Township SD (suburban): math 46% / reading 65% proficiency, ranked #105 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 99 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 364 units permitted in Erie County in 2024 (188 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 $900 of value loss. Plan a longer hold.
• Erie County population projected at -14% 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $16k; list at $30k implies a 94% gain — meaningful room to come down on a strong offer.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.73% ✓
• Cap rate: 42.87%
• Cash-on-cash: 130.65%
• DSCR: 6.81
• GRM: 1.8

CMA / ARV

• ARV (median comp): $51,863
• List price: $30,000
• Delta: -42.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5005 Zuck Rd #29	0.00mi	2/1.0	938 (0%)	2mo	$40,000	$43	99
5005 Zuck Rd #9	0.01mi	2/1.0	938 (0%)	2mo	$20,000	$21	98
5005 Zuck Rd #121	0.01mi	2/2.0	938 (0%)	3mo	$13,500	$14	93
5005 Zuck Rd #103	0.00mi	2/1.0	938 (0%)	12mo	$31,000	$33	90
5005 Zuck Rd #21	0.00mi	2/1.0	924 (-2%)	11mo	$33,000	$36	89
5005 Zuck Rd #19	0.00mi	3/2.0 (+1)	924 (-2%)	10mo	$67,000	$73	81
5005 Zuck Rd #123	0.01mi	2/1.0	1,078 (+15%)	7mo	$30,000	$28	69
5005 Zuck Road Lot 6 Rd	0.00mi	2/2.0	1,000 (+7%)	23mo	$58,000	$58	66
5005 Zuck Road, Lot 143 Rd	0.00mi	3/2.0 (+1)	1,000 (+7%)	21mo	$60,500	$61	63
5005 Zuck Rd #52	0.01mi	2/2.0	798 (-15%)	10mo	$28,000	$35	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.36×
• Total profit: $53,408
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.48×
• Total profit: $121,598
• Equity at exit: $2,594

Cash invested: $8,400 (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 16506

• Active inventory: 99
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $915

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $935	-5% $925	+0% $915	+5% $904	+10% $894
Rent	-10% $802	-5% $858	+0% $915	+5% $971	+10% $1,027
Rate	-1.0pp $930	-0.5pp $922	base $915	+0.5pp $907	+1.0pp $899

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4024 Canterbury Dr Erie, PA	2.0	1.5	1044	$1,350	$1.29	44d	1	0.94mi
3158 W 40th St Erie, PA	2.0	2.0	1024	$1,280	$1.25	44d	1	1.03mi
1543 W Grandview Blvd Erie, PA	1.0	1.0	600	$895	$1.49	44d	1	1.42mi
1717 Kuntz Rd Erie, PA	1.0–2.0	1.0	687	$1,025	$1.49	44d	12	1.43mi
1540 W 54th St Unit 156104 Erie, PA	2.0	1.0	952	$1,425	$1.50	44d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $30,000 Active 216 DOM
2. 2026-06-19
   days on market $30,000 Active 214 DOM
3. 2026-06-18
   days on market $30,000 Active 213 DOM
4. 2026-06-17
   days on market $30,000 Active 212 DOM
5. 2026-06-16
   days on market $30,000 Active 211 DOM
6. 2026-06-15
   days on market $30,000 Active 210 DOM
7. 2026-06-14
   days on market $30,000 Active 208 DOM
8. 2026-06-13
   days on market $30,000 Active 207 DOM
9. 2026-06-10
   days on market $30,000 Active 205 DOM
10. 2026-06-09
    days on market $30,000 Active 204 DOM
11. 2026-06-08
    days on market $30,000 Active 203 DOM
12. 2026-06-07
    days on market $30,000 Active 202 DOM
13. 2026-06-03
    days on market $30,000 Active 198 DOM
14. 2026-06-02
    days on market $30,000 Active 197 DOM
15. 2026-06-01
    days on market $30,000 Active 196 DOM
16. 2026-05-31
    days on market $30,000 Active 195 DOM
17. 2026-05-30
    days on market $30,000 Active 194 DOM
18. 2026-03-23
    price $30,000 212-char remark

    Show marketing remark (212 chars)

    Newly remodeled Mobile Home located in Millcreek Township. Home contains 2 Bedrooms and 1 bathroom. New walls, flooring, closets, countertops and island. Must be approved by the Park. Lot Rent is $550.00 a month.

19. 2025-11-17
    listed $35,000 Active 212-char remark

    Show marketing remark (212 chars)

    Newly remodeled Mobile Home located in Millcreek Township. Home contains 2 Bedrooms and 1 bathroom. New walls, flooring, closets, countertops and island. Must be approved by the Park. Lot Rent is $550.00 a month.

20. 2025-03-25
    status Pending 271-char remark

    Show marketing remark (271 chars)

    Centrally located mobile home in the heart of Millcreek! New on demand hot water tank, furnace, and roof. Enjoy the covered porch during the warm months and the spacious shed with electric for storage. New driveway. Bring your personal touches to make this property HOME!

21. 2025-03-25
    soldstatus $15,500 Closed 271-char remark

    Show marketing remark (271 chars)

    Centrally located mobile home in the heart of Millcreek! New on demand hot water tank, furnace, and roof. Enjoy the covered porch during the warm months and the spacious shed with electric for storage. New driveway. Bring your personal touches to make this property HOME!

22. 2025-02-18
    listed $19,900 Active 271-char remark

    Show marketing remark (271 chars)

    Centrally located mobile home in the heart of Millcreek! New on demand hot water tank, furnace, and roof. Enjoy the covered porch during the warm months and the spacious shed with electric for storage. New driveway. Bring your personal touches to make this property HOME!

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,041
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$873
• Taxable income: $11,161
• Est. tax owed @ 24.0%: −$2,679
• After-tax cash flow: $8,296/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: Millcreek Township SD
• NCES district ID: 4215330
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $55,734
• Composite: 47.82/100
• National rank: #2224
• State rank: #105 of 539 in PA

Livability — Erie

• Score: 83/100
• State rank: #109
• US rank: #840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 92,215 people
• City population: 92,215
• Metro: Erie, PA
• Population (ZIP): 24,070
• Household income: $81,060
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 894.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -152.21%
• Current HPI: 228.7506
• Rent YoY: —
• Metro: Erie, PA
• 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

+50.8% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $30,000 GEBOR
• 2025-11-17 Listed $35,000 GEBOR
• 2025-03-25 Pending — GEBOR
• 2025-03-25 Sold (MLS) $15,500 GEBOR
• 2025-02-18 Listed $19,900 GEBOR