203 Demorgan Acres Ln · Alba, PA 17724

$72,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 157 Days on market

Built 2022 Good condition $68/sqft · 58% below area ↓ 8% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Condition / age +3.8/5.0
• Schools +3.4/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This 2022 single wide home is located in a park on a rented lot and offers 3 bedrooms and 2 full bathrooms with a modern, updated interior. The home features dark wood cabinetry, wood-style flooring, and a contemporary design throughout. Recent improvements include newly constructed wooden porches at both the front and rear entrances, providing convenient outdoor access and additional living space. A great opportunity for buyers seeking a newer, move-in ready home with modern finishes and low-maintenance living. 1 dog lives there and will be in kennel during showings. Lot rent is $350 water and sewer included.

Key facts

• Modern finishes
• Dark wood cabinetry
• Wood style flooring

Tags

• DARK WOOD CABINETRY
• WOOD STYLE FLOORING
• CONVENIENT OUTDOOR ACCESS
• ADDITIONAL LIVING SPACE
• MODERN FINISHES
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $72k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#1,570 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools F.
• Canton Area SD (rural): math 31% / reading 49% proficiency, ranked #361 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($498 loan paydown + $999 appreciation (1.4% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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. 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?
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: 1.48% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.6

CMA / ARV

• ARV (median comp): $169,494
• List price: $72,000
• Delta: -57.52%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.38×
• Total profit: $27,853
• Equity at exit: $26,043

10-year hold

• IRR: 28.7%
• Equity multiple: 4.56×
• Total profit: $71,817
• Equity at exit: $35,771

Cash invested: $20,160 (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 17724

• Home prices YoY: 0.8%
• Active inventory: 16
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,068 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $395

Break-even live

Break-even rent $568

Max offer price $72,000

Occupancy floor 58%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $72,000 Active 157 DOM
2. 2026-06-18
   days on market $72,000 Active 156 DOM
3. 2026-06-17
   days on market $72,000 Active 155 DOM
4. 2026-06-16
   days on market $72,000 Active 154 DOM
5. 2026-06-15
   days on market $72,000 Active 153 DOM
6. 2026-06-14
   days on market $72,000 Active 151 DOM
7. 2026-06-12
   days on market $72,000 Active 150 DOM
8. 2026-06-09
   days on market $72,000 Active 147 DOM
9. 2026-06-08
   days on market $72,000 Active 146 DOM
10. 2026-06-07
    days on market $72,000 Active 145 DOM
11. 2026-06-05
    days on market $72,000 Active 142 DOM
12. 2026-06-03
    days on market $72,000 Active 141 DOM
13. 2026-06-02
    days on market $72,000 Active 140 DOM
14. 2026-06-01
    days on market $72,000 Active 139 DOM
15. 2026-05-31
    days on market $72,000 Active 138 DOM
16. 2026-05-30
    days on market $72,000 Active 137 DOM
17. 2026-05-17
    price $72,000 618-char remark

    Show marketing remark (618 chars)

    This 2022 single wide home is located in a park on a rented lot and offers 3 bedrooms and 2 full bathrooms with a modern, updated interior. The home features dark wood cabinetry, wood-style flooring, and a contemporary design throughout. Recent improvements include newly constructed wooden porches at both the front and rear entrances, providing convenient outdoor access and additional living space. A great opportunity for buyers seeking a newer, move-in ready home with modern finishes and low-maintenance living. 1 dog lives there and will be in kennel during showings. Lot rent is $350 water and sewer included.

18. 2026-01-13
    listed $77,900 Active 618-char remark

    Show marketing remark (618 chars)

    This 2022 single wide home is located in a park on a rented lot and offers 3 bedrooms and 2 full bathrooms with a modern, updated interior. The home features dark wood cabinetry, wood-style flooring, and a contemporary design throughout. Recent improvements include newly constructed wooden porches at both the front and rear entrances, providing convenient outdoor access and additional living space. A great opportunity for buyers seeking a newer, move-in ready home with modern finishes and low-maintenance living. 1 dog lives there and will be in kennel during showings. Lot rent is $350 water and sewer included.

ⓘ 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: $497 · $41/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$320/yr (+$27/mo · 64.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,817
• − Mortgage interest: −$4,033
• − Property taxes: −$497
• − Insurance: −$360
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$2,095
• Taxable income: $3,781
• Est. tax owed @ 24.0%: −$908
• After-tax cash flow: $3,830/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

Good 75/100 Cosmetic rehab

This 2022 single-wide manufactured home is in good condition with recent updates and a move-in-ready appearance. It offers a modern interior and is located in a park setting with low maintenance requirements.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves aesthetics and functionality
• Both Update kitchen cabinets — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves aesthetics and functionality ↑
• Both Update kitchen cabinets — Modernizes the space and adds 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: Canton Area SD
• NCES district ID: 4204920
• Math proficiency: 31% ▼ -7.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $42,208
• Composite: 33.68/100
• National rank: #5387
• State rank: #361 of 539 in PA

Livability — Alba

• Score: 58/100
• State rank: #1570
• US rank: #20961

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 66
• Population (ZIP): 4,721

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Lithuanian 3% Iranian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.39%
• Current HPI: 180.8366
• 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

-7.6% since first listed

2 events — show timeline

• 2026-05-17 Price Changed $72,000 NMPA
• 2026-01-13 Listed $77,900 NMPA

Property tax history

+4.7%/yr

Latest (2026): $497 · +4.7% YoY. Source: county tax records.