23 Hillside Ests · Todd, PA 17233

$69,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 297 Days on market

Built 2025 $83/sqft · 18% above area Est $59k · 18% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2025 2-bedroom, 2-bath manufactured home. This manufactured home features a spacious living room and kitchen area. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $325 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

Key facts

• Built 2025
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($981 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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. 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.
5. 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.
6. 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: 1.40% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (median comp): $59,049
• List price: $69,900
• Delta: 18.38%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.5%
• Equity multiple: 1.37×
• Total profit: $7,303
• Equity at exit: $10,422

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $30,388
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.9×

Monthly cashflow live

• Estimated rent: $981 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $292

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 65%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $69,900 Active 297 DOM
2. 2026-06-17
   days on market $69,900 Active 296 DOM
3. 2026-06-16
   days on market $69,900 Active 295 DOM
4. 2026-06-15
   days on market $69,900 Active 294 DOM
5. 2026-06-13
   days on market $69,900 Active 292 DOM
6. 2026-06-12
   days on market $69,900 Active 291 DOM
7. 2026-06-09
   days on market $69,900 Active 288 DOM
8. 2026-06-08
   days on market $69,900 Active 287 DOM
9. 2026-06-08
   days on market $69,900 Active 286 DOM
10. 2026-06-07
    days on market $69,900 Active 285 DOM
11. 2026-06-04
    days on market $69,900 Active 282 DOM
12. 2026-06-02
    days on market $69,900 Active 281 DOM
13. 2026-06-01
    days on market $69,900 Active 280 DOM
14. 2026-05-31
    days on market $69,900 Active 279 DOM
15. 2026-05-04
    status Active 396-char remark

    Show marketing remark (396 chars)

    Brand new 2025 2-bedroom, 2-bath manufactured home. This manufactured home features a spacious living room and kitchen area. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $325 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

16. 2026-04-30
    historical 396-char remark

    Show marketing remark (396 chars)

    Brand new 2025 2-bedroom, 2-bath manufactured home. This manufactured home features a spacious living room and kitchen area. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $325 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

17. 2025-08-21
    listed $69,900 Active 396-char remark

    Show marketing remark (396 chars)

    Brand new 2025 2-bedroom, 2-bath manufactured home. This manufactured home features a spacious living room and kitchen area. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $325 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

18. 2025-08-21
    historical $69,900 396-char remark

    Show marketing remark (396 chars)

    Brand new 2025 2-bedroom, 2-bath manufactured home. This manufactured home features a spacious living room and kitchen area. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $325 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

19. 2008-11-06
    historical
20. 2008-05-22
    listed

ⓘ 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: $11,777
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$942
• − Management: −$942
• − Depreciation: −$2,033
• Taxable income: $2,546
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,896/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

+0.0% since first listed

6 events — show timeline

• 2026-05-04 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2025-08-21 Listed $69,900 BRIGHT MLS
• 2025-08-21 Coming Soon $69,900 BRIGHT MLS
• 2008-11-06 Delisted — MRIS
• 2008-05-22 Listed — MRIS