94 Birch St · Continental Courts, PA 16823

$54,900

2 bd · 1.0 ba · 966 sqft · Manufactured public records · 16 Days on market

Built 1978

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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
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Continental Courts manufactured home is approximately 14' x 69'. The property has been nicely updated with all new LVP flooring, fresh paint, updated fixtures and appliances, and a new backsplash. There's a large, full bathroom with a soaking tub and two bedrooms. There's a covered parking space and a detached storage shed. 94 Birch Street is conveniently located, well maintained and an affordable living opportunity. Home is on a rented lot for $365 per month and includes sewer. Buyers must be pre-approved with Continental Courts.

Key facts

• Updated appliances
• Fresh paint
• New lvp flooring

Tags

• NEW LVP FLOORING
• FRESH PAINT
• UPDATED FIXTURES
• UPDATED APPLIANCES
• NEW BACKSPLASH
• LARGE FULL BATHROOM

Property features AI

Exterior

• Parking: Attached carport (1 space)
• Utilities: 100 amp electric service; Electric hot water; Public water; Public sewer
• Home design: Manufactured home; Single wide (14 ft x 69 ft)
• Construction: Aluminum siding; Unknown roof; Other foundation
• Exterior features: Located in Continental Court park; Paved road access; Not in a federal flood zone

Interior

• Kitchen: Kitchen
• Bedrooms: 2 bedrooms on the main level; Bedroom 1; Bedroom 2
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard electric heat; Window air conditioning units
• Interior features: Soaking tub; Living room
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.1% vs local median 2.5% in Continental Courts — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Bellefonte Area SD (town): math 48% / reading 57% proficiency, ranked #140 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bellefonte Area Hs (math 72%, 847 students, 16% FRL).
• Market conditions: 198 active listings in the ZIP; solid renter incomes; 399 units permitted in Centre County in 2024 (44 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Centre County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Recommended offer $54,076 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.33% ✓
• Cap rate: 20.08%
• Cash-on-cash: 49.25%
• DSCR: 3.19
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.9%
• Equity multiple: 3.04×
• Total profit: $31,307
• Equity at exit: $8,186

10-year hold

• IRR: 52.6%
• Equity multiple: 6.14×
• Total profit: $79,084
• Equity at exit: $4,747

Cash invested: $15,372 (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 16823

• Active inventory: 198
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,279 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $631

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 46%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-19
   days on market $54,900 Active 16 DOM
2. 2026-06-18
   days on market $54,900 Active 15 DOM
3. 2026-06-17
   days on market $54,900 Active 14 DOM
4. 2026-06-16
   days on market $54,900 Active 13 DOM
5. 2026-06-15
   price $54,900 Active 12 DOM
6. 2026-06-15
   days on market $69,900 Active 12 DOM
7. 2026-06-14
   days on market $69,900 Active 10 DOM
8. 2026-06-13
   days on market $69,900 Active 9 DOM
9. 2026-06-10
   days on market $69,900 Active 7 DOM
10. 2026-06-09
    days on market $69,900 Active 6 DOM
11. 2026-06-08
    days on market $69,900 Active 5 DOM
12. 2026-06-07
    days on market $69,900 Active 4 DOM
13. 2026-06-03
    remarks 540-char remark
14. 2026-06-03
    listed $69,900 Active 1 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,347
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,228
• − Management: −$1,228
• − Depreciation: −$1,597
• Taxable income: $7,121
• Est. tax owed @ 24.0%: −$1,709
• After-tax cash flow: $5,862/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: Bellefonte Area SD
• NCES district ID: 4203240
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $54,460
• Composite: 45.25/100
• National rank: #2662
• State rank: #140 of 539 in PA

Livability — Continental Courts

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Continental Courts, PA
• County: Centre County · 99,000 people
• Metro: State College, PA
• Population (ZIP): 29,126
• Household income: $76,245
• Rent vs Own: 29.5% rent · 70.5% own
• Severe rent burden: 855.0

Population outlook (Centre County) Hauer SSP2

• Today (2025): 177,113 people
• By 2030: 185,138 · +4.5%
• By 2040: 196,009 · +10.7%
• By 2050: 205,070 · +15.8%
• By 2075: 217,575 · +22.8%
• By 2100: 230,649 · +30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 8% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 94% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Centre

• 2024 margin: Toss-up / Even · D 50.9% · R 48.1% · Other 1.0%
• 2008→2024 swing: -9.0pp toward R · 2008: 11.8pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+4.8 2016: D+1.9 2012: R+0.0 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.54%
• Current HPI: 202.598
• Rent YoY: —
• Metro: State College, 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

1 event — show timeline

• 2026-06-03 Listed $69,900 BRIGHT MLS

Property tax history

+1.2%/yr

Latest (2026): $65 · +2.1% YoY. Source: county tax records.