9855 Iroquois Trl · Pymatuning Central, PA 16424

$170,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 5 Days on market

Built 2007 0.47 ac lot $19/mo HOA · 1% of rent

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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 +15.8/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautiful 3-bedroom, 2-bath home sits on a spacious corner lot and is currently used as a seasonal residence, but it is well-suited for year-round living. The property features immaculate landscaping offering both privacy and curb appeal. A large barn-style shed with electricity and a workbench provides excellent storage and workspace for hobbies, projects, or equipment. Inside, you'll find a spacious kitchen with a counter-height breakfast bar that opens to the living room, creating a warm and inviting space for entertaining. The living room features a cozy fireplace, perfect for relaxing evenings at home. The primary bedroom offers a walk-in closet and a spa-like en-suite bathroom, c

Key facts

• Covered front porch
• Fenced area
• Barn-style shed

Tags

• CORNER LOT
• IMMACULATE LANDSCAPING
• BARN-STYLE SHED
• COUNTER-HEIGHT BREAKFAST BAR
• COVERED FRONT PORCH
• FENCED AREA

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $225 (includes snow removal and trash)

Exterior

• Security: Security system; Fire alarm
• Utilities: Private water source; Public sewer
• Home design: Residential mobile home (double wide)
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built on a lot zoned C-RES
• Exterior features: Covered patio/porch; Deck; Patio; Fenced yard; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Fireplace (1); Storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $78 ($933/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (9.0% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#1,181 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, health & safety D, schools F.
• Conneaut SD (rural): math 38% / reading 57% proficiency, ranked #241 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (8.5% local appreciation)).
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.5% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $154,748 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.91% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.96%
• DSCR: 1.09
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.69×
• Total profit: $80,295
• Equity at exit: $134,798

10-year hold

• IRR: 20.5%
• Equity multiple: 5.82×
• Total profit: $229,668
• Equity at exit: $273,144

Cash invested: $47,600 (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 16424

• Home prices YoY: 3.2%
• Active inventory: 53
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,547 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$71
• HOA: −$19
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $78

Break-even live

Break-even rent $1,449

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $174	-5% $126	+0% $78	+5% $30	+10% $-18
Rent	-10% $-44	-5% $17	+0% $78	+5% $139	+10% $200
Rate	-1.0pp $163	-0.5pp $121	base $78	+0.5pp $34	+1.0pp $-11

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: electriclandscaping

Listing history 6 events

1. 2026-06-19
   days on market $170,000 Active 5 DOM
2. 2026-06-18
   days on market $170,000 Active 4 DOM
3. 2026-06-17
   days on market $170,000 Active 3 DOM
4. 2026-06-16
   days on market $170,000 Active 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $170,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,961 · $163/mo
• Projected year-2 tax: $2,323 · $194/mo
• Expected delta: +$363/yr (+$30/mo · 18.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥94°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: $18,570
• − Mortgage interest: −$9,523
• − Property taxes: −$1,961
• − Insurance: −$850
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$228
• − Depreciation: −$4,945
• Taxable loss: −$1,908
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,391/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: Conneaut SD
• NCES district ID: 4206590
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $43,946
• Composite: 40.06/100
• National rank: #3813
• State rank: #241 of 539 in PA

Livability — Pymatuning Central

• Score: 64/100
• State rank: #1181
• US rank: #13811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,328

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% 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: ▲ 8.48%
• Current HPI: 276.8388
• 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

1 event — show timeline

• 2026-06-14 Listed $170,000 GEBOR

Property tax history

+0.8%/yr

Latest (2025): $1,961 · +0.0% YoY. Source: county tax records.