150 Melody Ln · Flinton, PA 16640

$64,900

2 bd · 2.0 ba · 1,160 sqft · Manufactured · 92 Days on market

Built 1990 0.30 ac lot $52/mo HOA · 5% of rent

---

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
• Appreciation +7.1/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If spacious rooms and peaceful surroundings are what you're looking for, this property deserves a look. This 2-bedroom, 2-bath home offers an open floor plan between the kitchen and living room, creating a comfortable space for everyday living and entertaining. The large sunroom adds even more room to relax and enjoy the natural setting, while the gas fireplace in the living room helps keep things cozy on cool evenings. The primary bedroom features French doors leading to its own private bath, and both bedrooms offer generous space. Outside, you'll appreciate the partially fenced yard, detached one-car garage, and the quiet setting within a gated community. Located just minutes from Glendale Lake, the area is known for its abundant wildlife and peaceful surroundings -- deer are frequent visitors to the yard. Whether you're looking for a weekend getaway or a year-round home near the lake, this property offers comfort, privacy, and access to outdoor recreation. Title has been retired.

Key facts

• Gated community
• Open floor plan
• Large sunroom

Tags

• OPEN FLOOR PLAN
• LARGE SUNROOM
• GAS FIREPLACE
• FRENCH DOORS
• PARTIALLY FENCED YARD
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Glendale SD (rural): math 39% / reading 62% proficiency, ranked #195 of 539 in PA (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Glendale El Sch (math 42% / reading 62%, grade C-, #586 of 1,518 statewide, top 42%, 320 students, 100% FRL); Glendale Jshs (math 37% / reading 62%, grade D, #138 of 437 statewide, top 34%, 340 students, 91% FRL) — zoned schools average 95% FRL vs 44% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($449 loan paydown + $3k appreciation (4.1% local appreciation)).
• Cambria County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.78% ✓
• Cap rate: 13.71%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.5%
• Equity multiple: 3.06×
• Total profit: $37,354
• Equity at exit: $33,382

10-year hold

• IRR: 33.7%
• Equity multiple: 6.10×
• Total profit: $92,632
• Equity at exit: $54,982

Cash invested: $18,172 (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 16640

• Home prices YoY: 3.4%
• Active inventory: 40
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$27
• HOA: −$52
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $401

Break-even live

Break-even rent $645

Max offer price $64,900

Occupancy floor 60%

Sensitivity live

Price	-10% $438	-5% $419	+0% $401	+5% $383	+10% $364
Rent	-10% $310	-5% $355	+0% $401	+5% $446	+10% $492
Rate	-1.0pp $434	-0.5pp $417	base $401	+0.5pp $384	+1.0pp $367

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $52 · $624/yr
• Likely covers: gassecurity

Listing history 32 events

1. 2026-06-19
   days on market $64,900 Active 92 DOM
2. 2026-06-18
   days on market $64,900 Active 91 DOM
3. 2026-06-17
   days on market $64,900 Active 90 DOM
4. 2026-06-16
   days on market $64,900 Active 89 DOM
5. 2026-06-15
   days on market $64,900 Active 88 DOM
6. 2026-06-14
   days on market $64,900 Active 86 DOM
7. 2026-06-13
   days on market $64,900 Active 85 DOM
8. 2026-06-10
   days on market $64,900 Active 83 DOM
9. 2026-06-09
   days on market $64,900 Active 82 DOM
10. 2026-06-08
    days on market $64,900 Active 81 DOM
11. 2026-06-07
    days on market $64,900 Active 80 DOM
12. 2026-06-02
    days on market $64,900 Active 75 DOM
13. 2026-06-01
    days on market $64,900 Active 74 DOM
14. 2026-05-31
    days on market $64,900 Active 73 DOM
15. 2026-05-30
    days on market $64,900 Active 72 DOM
16. 2026-04-28
    price $69,900 997-char remark

    Show marketing remark (997 chars)

    If spacious rooms and peaceful surroundings are what you're looking for, this property deserves a look. This 2-bedroom, 2-bath home offers an open floor plan between the kitchen and living room, creating a comfortable space for everyday living and entertaining. The large sunroom adds even more room to relax and enjoy the natural setting, while the gas fireplace in the living room helps keep things cozy on cool evenings. The primary bedroom features French doors leading to its own private bath, and both bedrooms offer generous space. Outside, you'll appreciate the partially fenced yard, detached one-car garage, and the quiet setting within a gated community. Located just minutes from Glendale Lake, the area is known for its abundant wildlife and peaceful surroundings -- deer are frequent visitors to the yard. Whether you're looking for a weekend getaway or a year-round home near the lake, this property offers comfort, privacy, and access to outdoor recreation. Title has been retired.

17. 2026-03-19
    listed $75,000 Active 997-char remark

    Show marketing remark (997 chars)

    If spacious rooms and peaceful surroundings are what you're looking for, this property deserves a look. This 2-bedroom, 2-bath home offers an open floor plan between the kitchen and living room, creating a comfortable space for everyday living and entertaining. The large sunroom adds even more room to relax and enjoy the natural setting, while the gas fireplace in the living room helps keep things cozy on cool evenings. The primary bedroom features French doors leading to its own private bath, and both bedrooms offer generous space. Outside, you'll appreciate the partially fenced yard, detached one-car garage, and the quiet setting within a gated community. Located just minutes from Glendale Lake, the area is known for its abundant wildlife and peaceful surroundings -- deer are frequent visitors to the yard. Whether you're looking for a weekend getaway or a year-round home near the lake, this property offers comfort, privacy, and access to outdoor recreation. Title has been retired.

18. 2025-06-07
    price $70,000
19. 2025-05-21
    price $75,000
20. 2022-05-06
    soldstatus $60,000
21. 2022-04-28
    soldstatus $60,000
22. 2022-03-02
    listed $55,000
23. 2017-05-10
    listed $45,000
24. 2012-10-22
    soldstatus $29,000
25. 2012-01-10
    listed $29,000
26. 2010-10-25
    listed $32,500
27. 2009-05-29
    soldstatus $21,000
28. 2009-05-15
    soldstatus $21,000
29. 2008-07-09
    listed $24,000
30. 2008-04-01
    listed $25,900
31. 2007-03-26
    listed $39,900
32. 1979-05-01
    soldstatus $14,690

ⓘ 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: $1,079 · $90/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,825
• − Mortgage interest: −$3,635
• − Property taxes: −$1,079
• − Insurance: −$324
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − HOA: −$624
• − Depreciation: −$1,888
• Taxable income: $4,063
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $3,836/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: Glendale SD
• NCES district ID: 4210830
• Math proficiency: 39% ▼ -9.00%
• Reading proficiency: 62% ▼ -3.00%
• Median HH income: $37,869
• Composite: 41.95/100
• National rank: #3350
• State rank: #195 of 539 in PA

Livability — Flinton

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

Census & demographics

• Population (ZIP): 942

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 8% Lithuanian 5% Italian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.13%
• Current HPI: 124.7092
• 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

+375.8% since first listed

17 events — show timeline

• 2026-04-28 Price Changed $69,900 AHARMLS
• 2026-03-19 Listed $75,000 AHARMLS
• 2025-06-07 Price Changed $70,000 AHARMLS
• 2025-05-21 Price Changed $75,000 AHARMLS
• 2022-05-06 Sold (Public Records) $60,000 Public Records
• 2022-04-28 Sold (MLS) $60,000 AHARMLS
• 2022-03-02 Listed $55,000 AHARMLS
• 2017-05-10 Listed $45,000 AHARMLS
• 2012-10-22 Sold (MLS) $29,000 AHARMLS
• 2012-01-10 Listed $29,000 AHARMLS
• 2010-10-25 Listed $32,500 AHARMLS
• 2009-05-29 Sold (MLS) $21,000 AHARMLS
• 2009-05-15 Sold (Public Records) $21,000 Public Records
• 2008-07-09 Listed $24,000 AHARMLS
• 2008-04-01 Listed $25,900 AHARMLS
• 2007-03-26 Listed $39,900 AHARMLS
• 1979-05-01 Sold (Public Records) $14,690 Public Records

Property tax history

-0.4%/yr

Latest (2026): $1,079 · +4.5% YoY. Source: county tax records.