10144 Circle West · Kerrtown, PA 16335

$39,500

3 bd · 2.0 ba · 924 sqft · SingleFamily · 73 Days on market

Built 1986 Fair condition $43/sqft · 66% below area $330/mo HOA · 30% of rent

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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
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 10144 Circle West tucked away on a peaceful dead-end street in the highly sought after Woodlands Mobile Home Park. This 3-bedroom, 2-bath home offers the perfect blend of comfort, character, and opportunity. Step inside to a spacious one-level layout featuring several recent upgrades already completed-just bring your finishing touches to make it truly shine! The home includes a range, refrigerator, washer, and dryer, making your move even easier. Outside, enjoy a lovely partially covered deck and attractive landscaping-perfect for relaxing mornings or unwinding after a long day. The location is hard to beat, with quick access to 1-79, shopping, dining, and everything the area has to offer. Whether you're looking for easy living, a budget-friendly option, or a seasonal retreat, this home checks all the boxes. With a little vision, this could be your perfect place to call home!

Key facts

• Built 1986
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $37k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#593 in PA) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment F, housing F.
• Crawford Central SD (town): math 28% / reading 51% proficiency, ranked #367 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 133 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $273 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($37k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $4k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $37,130 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.77% ✓
• Cap rate: 14.22%
• Cash-on-cash: 28.31%
• DSCR: 2.26
• GRM: 3.0

CMA / ARV

• ARV (median comp): $115,723
• List price: $39,500
• Delta: -65.87%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10319 Circle W	0.12mi	3/2.0	980 (+6%)	0mo	$50,000	$51	84
10365 Center Dr	0.09mi	2/2.0 (-1)	952 (+3%)	6mo	$47,000	$49	80
10155 Circle West	0.15mi	2/2.0 (-1)	980 (+6%)	2mo	$49,000	$50	77
10385 Center Dr	0.10mi	2/2.0 (-1)	980 (+6%)	8mo	$30,000	$31	74

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: 22.9%
• Equity multiple: 1.94×
• Total profit: $10,439
• Equity at exit: $5,890

10-year hold

• IRR: 31.1%
• Equity multiple: 3.84×
• Total profit: $31,383
• Equity at exit: $3,415

Cash invested: $11,060 (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 16335

• Home prices YoY: -9.0%
• Active inventory: 133
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$207
• Tax est. 1.5%: −$49 /mo · $592/yr
• Insurance: −$16
• HOA: −$330
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $261

Break-even live

Break-even rent $763

Max offer price $39,500

Occupancy floor 71%

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10795 Timber Crest Dr Meadville, PA	1.0–3.0	1.0–2.5	938	$1,425	$1.52	44d	8	0.54mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: landscaping

Listing history 18 events

1. 2026-06-19
   days on market $39,500 Active 73 DOM
2. 2026-06-18
   days on market $39,500 Active 72 DOM
3. 2026-06-17
   days on market $39,500 Active 71 DOM
4. 2026-06-16
   days on market $39,500 Active 70 DOM
5. 2026-06-15
   days on market $39,500 Active 69 DOM
6. 2026-06-14
   days on market $39,500 Active 67 DOM
7. 2026-06-12
   days on market $39,500 Active 66 DOM
8. 2026-06-09
   days on market $39,500 Active 63 DOM
9. 2026-06-08
   days on market $39,500 Active 62 DOM
10. 2026-06-07
    days on market $39,500 Active 61 DOM
11. 2026-06-07
    days on market $39,500 Active 60 DOM
12. 2026-06-02
    days on market $39,500 Active 56 DOM
13. 2026-06-01
    days on market $39,500 Active 55 DOM
14. 2026-05-31
    days on market $39,500 Active 54 DOM
15. 2026-05-30
    days on market $39,500 Active 53 DOM
16. 2026-04-07
    listed $43,000 Active 899-char remark

    Show marketing remark (899 chars)

    Welcome to 10144 Circle West tucked away on a peaceful dead-end street in the highly sought after Woodlands Mobile Home Park. This 3-bedroom, 2-bath home offers the perfect blend of comfort, character, and opportunity. Step inside to a spacious one-level layout featuring several recent upgrades already completed-just bring your finishing touches to make it truly shine! The home includes a range, refrigerator, washer, and dryer, making your move even easier. Outside, enjoy a lovely partially covered deck and attractive landscaping-perfect for relaxing mornings or unwinding after a long day. The location is hard to beat, with quick access to 1-79, shopping, dining, and everything the area has to offer. Whether you're looking for easy living, a budget-friendly option, or a seasonal retreat, this home checks all the boxes. With a little vision, this could be your perfect place to call home!

17. 2022-08-08
    soldstatus $29,900 212-char remark

    Show marketing remark (212 chars)

    Good condition 3 bedroom, 2 full baths mobile home in beautifully treed Woodland Park Mobile Home Park. Large deck partially enclosed with shed and landscaped yard. Fully applianced kitchen with washer and dryer.

18. 2022-06-06
    listed $29,900 212-char remark

    Show marketing remark (212 chars)

    Good condition 3 bedroom, 2 full baths mobile home in beautifully treed Woodland Park Mobile Home Park. Large deck partially enclosed with shed and landscaped yard. Fully applianced kitchen with washer and dryer.

ⓘ 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 1/10 Low 6 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,123
• − Mortgage interest: −$2,213
• − Property taxes: −$592
• − Insurance: −$198
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − HOA: −$3,960
• − Depreciation: −$1,149
• Taxable income: $2,912
• Est. tax owed @ 24.0%: −$699
• After-tax cash flow: $2,433/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, with peeling paint and old windows being the most pressing issues. Upgrading the paint and windows can significantly enhance its resale and rental value.

Repairs flagged

• Minor paint peeling — Peeling paint on interior walls
• Moderate window frames — Some windows appear old and may need replacement

Value-add opportunities

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale replace old windows — New windows can improve energy efficiency and curb appeal
• Resale update kitchen cabinets and countertops — Fresh cabinets and countertops can make the kitchen more appealing
• Resale update bathroom fixtures — Modern fixtures can enhance the bathroom's appeal
• Both landscaping — Well-maintained landscaping can improve curb appeal and add value

Renovation cost estimate screening

Repair item	Severity	Est. cost
paint peeling · Peeling paint on interior walls	Minor	$500–3,000
window frames · Some windows appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale replace old windows — New windows can improve energy efficiency and curb appeal ↑
• Resale update kitchen cabinets and countertops — Fresh cabinets and countertops can make the kitchen more appealing ↑
• Resale update bathroom fixtures — Modern fixtures can enhance the bathroom's appeal ↑
• Both landscaping — Well-maintained landscaping can improve curb appeal and add value ↑

ⓘ 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: Crawford Central SD
• NCES district ID: 4207080
• Math proficiency: 28% ▼ -11.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $41,837
• Composite: 33.21/100
• National rank: #5530
• State rank: #367 of 539 in PA

Livability — Kerrtown

• Score: 73/100
• State rank: #593
• US rank: #5654

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Crawford County · 27,175 people
• Metro: Meadville, PA
• Population (ZIP): 27,175
• Household income: $57,591
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 953.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.80%
• Current HPI: 272.4095
• Rent YoY: —
• Metro: Meadville, 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

+43.8% since first listed

3 events — show timeline

• 2026-04-07 Listed $43,000 GEBOR
• 2022-08-08 Sold (MLS) $29,900 GEBOR
• 2022-06-06 Listed $29,900 GEBOR