302 Fox Ridge Rd · Chest, PA 16640

$79,900

1 bd · 1.0 ba · 700 sqft · Manufactured · 88 Days on market

Built 2002 Fair condition 3,920 sqft lot $114/sqft · 58% above area $54/mo HOA · 6% 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 +16.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• 1% rule +5.4/10.0
• DSCR +5.2/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Sometimes down sizing isn't just about the square footage. It's about a home that reduces your utility and tax costs; and growing some of your own food by making the most of the land. 302 Fox Ridge Lane is a one level home that has been renovated to keep you snug and warm in the winter and cool in the summer while watching nature from your sunroom or enjoying the fruits (literally) of your labor. The floors have extra insulation as well as heat underneath to keep them warm and your pipes safe from freezing. With a pellet stove for winter and air conditioning for those hot days you will always be comfortable. The solar system provides a minimal electric bill and ensures you will have electricity even when the power is out. The appliances and water heater are newer to give you peace of mind. Do you need room to sleep a crowd? There is space in the sunroom for a sofa bed, bunks and / or a futon. Come and be impressed.

Key facts

• One level home
• Air conditioning
• Sunroom

Tags

• ONE LEVEL HOME
• SUNROOM
• EXTRA INSULATION
• HEAT UNDERNEATH
• PELLET STOVE
• AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-4 ($-44/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (0.7% below list).
• Meets the 1% rule at list price ($833 rent vs $80k).
• Recommended offer: $75k (6.0% 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.
• Cambria Heights SD (rural): math 27% / reading 63% proficiency, ranked #280 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cambria Heights El Sch (math 32% / reading 59%, grade D-, #801 of 1,518 statewide, top 53%, 535 students, 51% FRL); Cambria Heights Ms (math 12% / reading 62%, grade F, #298 of 512 statewide, top 60%, 306 students, 49% FRL); Cambria Heights Shs (math 67% / reading 77%, grade B+, #39 of 437 statewide, top 9%, 437 students, 31% FRL).
• 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 $4k of equity ($552 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $80k implies a 196% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,106 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 8.0

CMA / ARV

• ARV (median comp): $50,658
• List price: $79,900
• Delta: 57.72%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Brookside Cir	0.55mi	2/1.0 (+1)	704 (+1%)	9mo	$55,000	$78	60
119 Brookside Circle Cir	0.55mi	2/2.0 (+1)	600 (-14%)	15mo	$33,000	$55	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 10.5%
• Equity multiple: 1.64×
• Total profit: $14,333
• Equity at exit: $41,097

10-year hold

• IRR: 12.2%
• Equity multiple: 3.05×
• Total profit: $45,753
• Equity at exit: $67,690

Cash invested: $22,372 (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 16640

• Home prices YoY: 3.4%
• Active inventory: 40
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$54
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $-4

Break-even live

Break-even rent $838

Max offer price $79,372

Occupancy floor 95%

Sensitivity live

Price	-10% $52	-5% $24	+0% $-4	+5% $-31	+10% $-59
Rent	-10% $-69	-5% $-37	+0% $-4	+5% $29	+10% $62
Rate	-1.0pp $37	-0.5pp $17	base $-4	+0.5pp $-24	+1.0pp $-45

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: waterelectric

Listing history 25 events

1. 2026-06-21
   days on market $79,900 Active 88 DOM
2. 2026-06-21
   days on market $79,900 Active 87 DOM
3. 2026-06-18
   days on market $79,900 Active 85 DOM
4. 2026-06-17
   days on market $79,900 Active 84 DOM
5. 2026-06-16
   days on market $79,900 Active 83 DOM
6. 2026-06-15
   days on market $79,900 Active 82 DOM
7. 2026-06-13
   days on market $79,900 Active 80 DOM
8. 2026-06-12
   days on market $79,900 Active 79 DOM
9. 2026-06-09
   days on market $79,900 Active 76 DOM
10. 2026-06-08
    days on market $79,900 Active 75 DOM
11. 2026-06-08
    days on market $79,900 Active 74 DOM
12. 2026-06-04
    days on market $79,900 Active 70 DOM
13. 2026-06-02
    days on market $79,900 Active 69 DOM
14. 2026-06-01
    days on market $79,900 Active 68 DOM
15. 2026-05-31
    days on market $79,900 Active 67 DOM
16. 2026-04-21
    price $79,900 930-char remark

    Show marketing remark (930 chars)

    Sometimes down sizing isn't just about the square footage. It's about a home that reduces your utility and tax costs; and growing some of your own food by making the most of the land. 302 Fox Ridge Lane is a one level home that has been renovated to keep you snug and warm in the winter and cool in the summer while watching nature from your sunroom or enjoying the fruits (literally) of your labor. The floors have extra insulation as well as heat underneath to keep them warm and your pipes safe from freezing. With a pellet stove for winter and air conditioning for those hot days you will always be comfortable. The solar system provides a minimal electric bill and ensures you will have electricity even when the power is out. The appliances and water heater are newer to give you peace of mind. Do you need room to sleep a crowd? There is space in the sunroom for a sofa bed, bunks and / or a futon. Come and be impressed.

17. 2026-03-25
    listed $90,000 Active 930-char remark

    Show marketing remark (930 chars)

    Sometimes down sizing isn't just about the square footage. It's about a home that reduces your utility and tax costs; and growing some of your own food by making the most of the land. 302 Fox Ridge Lane is a one level home that has been renovated to keep you snug and warm in the winter and cool in the summer while watching nature from your sunroom or enjoying the fruits (literally) of your labor. The floors have extra insulation as well as heat underneath to keep them warm and your pipes safe from freezing. With a pellet stove for winter and air conditioning for those hot days you will always be comfortable. The solar system provides a minimal electric bill and ensures you will have electricity even when the power is out. The appliances and water heater are newer to give you peace of mind. Do you need room to sleep a crowd? There is space in the sunroom for a sofa bed, bunks and / or a futon. Come and be impressed.

18. 2020-04-29
    soldstatus $27,000 674-char remark

    Show marketing remark (674 chars)

    2002 Hyline Park model camper on 1 lot inside Glendale Yearound. This spacious camper has 1 bedroom and a bathroom with normal sized shower and toilet. This camper comes with a WASHER AND DRYER. This is a corner lot with a stream running right beside it. The pavilion has been recently painted and the deck has new screening. A small shed and a new firepit area are behind the camper. The roof is only 1 year old. The electrical service has been upgraded and new motion lights installed all around the property. Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Community Pool, Basketball, Tennis, Security, and more.

19. 2019-06-05
    listed $29,000 674-char remark

    Show marketing remark (674 chars)

    2002 Hyline Park model camper on 1 lot inside Glendale Yearound. This spacious camper has 1 bedroom and a bathroom with normal sized shower and toilet. This camper comes with a WASHER AND DRYER. This is a corner lot with a stream running right beside it. The pavilion has been recently painted and the deck has new screening. A small shed and a new firepit area are behind the camper. The roof is only 1 year old. The electrical service has been upgraded and new motion lights installed all around the property. Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Community Pool, Basketball, Tennis, Security, and more.

20. 2016-09-20
    soldstatus $12,000
21. 2016-05-29
    listed $24,000
22. 2014-07-01
    soldstatus $23,500
23. 2013-09-14
    listed $24,900
24. 2009-06-26
    soldstatus $36,500
25. 2007-07-23
    listed $38,900

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $9,996
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,066
• − Repairs & maintenance: −$800
• − Management: −$800
• − HOA: −$648
• − Depreciation: −$2,324
• Taxable loss: −$1,316
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $272/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with potential for significant value increase through painting and landscaping.

Repairs flagged

• Moderate Exterior siding — Weathered and needs repainting
• Moderate Interior walls/paint — Worn and could benefit from fresh paint

Value-add opportunities

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and garden maintenance — Improves curb appeal and adds value
• Resale Refrigerator and other appliances — Modernizes kitchen and attracts buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and needs repainting	Moderate	$3,000–15,000
Interior walls/paint · Worn and could benefit from fresh paint	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Painting exterior siding and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and garden maintenance — Improves curb appeal and adds value ↑
• Resale Refrigerator and other appliances — Modernizes kitchen and attracts buyers ↑

ⓘ 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: Cambria Heights SD
• NCES district ID: 4204740
• Math proficiency: 27% ▼ -15.00%
• Reading proficiency: 63% ▼ -11.00%
• Median HH income: $44,855
• Composite: 38.0/100
• National rank: #4291
• State rank: #280 of 539 in PA

Livability — Chest

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

+105.4% since first listed

10 events — show timeline

• 2026-04-21 Price Changed $79,900 AHARMLS
• 2026-03-25 Listed $90,000 AHARMLS
• 2020-04-29 Sold (MLS) $27,000 AHARMLS
• 2019-06-05 Listed $29,000 AHARMLS
• 2016-09-20 Sold (MLS) $12,000 AHARMLS
• 2016-05-29 Listed $24,000 AHARMLS
• 2014-07-01 Sold (MLS) $23,500 AHARMLS
• 2013-09-14 Listed $24,900 AHARMLS
• 2009-06-26 Sold (MLS) $36,500 AHARMLS
• 2007-07-23 Listed $38,900 AHARMLS