123 Primrose Ln · Edinboro, PA 16412

$79,900

3 bd · 2.0 ba · 1,125 sqft · Manufactured public records · 92 Days on market

Built 2024 Fair condition $71/sqft · 34% below area Est $120k · 34% under $350/mo HOA · 27% of rent ↓ 11% 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 +23.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.5/10.0
• Schools +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This inviting residential home offers a thoughtfully designed layout perfect for comfortable everyday living. Featuring three spacious bedrooms and two full bathrooms, including a private master ensuite bath. The open concept living, dining, and kitchen area creates a seamless flow, ideal for entertaining guests or enjoying family time, with plenty of natural light enhancing the welcoming atmosphere. The kitchen is conveniently positioned to overlook the main living space, making it easy to stay connected while cooking. Outside, you’ll find a handy storage shed for tools and seasonal items, adding extra convenience and organization. The property also includes two dedicated parking spots, ensuring ease of access for homeowners and guests alike. This well-balanced home combines modern openness with practical features to suit a variety of lifestyles.

Key facts

• Handy storage shed
• 2 parking spots
• Built 2024

Tags

• PRIVATE MASTER ENSUITE BATH
• HANDY STORAGE SHED
• DEDICATED PARKING SPOTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 2.4% in Edinboro — 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 77/100 on livability (#316 in PA, #2,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment D-.
• General Mclane SD (rural): math 50% / reading 66% proficiency, ranked #85 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $72,709 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.60% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.91%
• DSCR: 1.35
• GRM: 5.2

CMA / ARV

• ARV (median comp): $120,309
• List price: $79,900
• Delta: -33.59%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,349
• Equity at exit: $11,913

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $10,020
• Equity at exit: $6,908

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 16412

• Home prices YoY: -29.0%
• Active inventory: 59
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$58 /mo · $690/yr
• Insurance: −$33
• HOA: −$350
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $147

Break-even live

Break-even rent $1,088

Max offer price $79,900

Occupancy floor 83%

Sensitivity live

Price	-10% $193	-5% $170	+0% $147	+5% $125	+10% $102
Rent	-10% $47	-5% $97	+0% $147	+5% $198	+10% $248
Rate	-1.0pp $188	-0.5pp $168	base $147	+0.5pp $127	+1.0pp $106

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Hillcrest Dr Unit 2 Edinboro, PA	3.0	1.0	950	$1,275	$1.34	44d	1	1.32mi

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 20 events

1. 2026-06-19
   days on market $79,900 Active 92 DOM
2. 2026-06-18
   days on market $79,900 Active 91 DOM
3. 2026-06-17
   days on market $79,900 Active 90 DOM
4. 2026-06-16
   days on market $79,900 Active 89 DOM
5. 2026-06-15
   days on market $79,900 Active 88 DOM
6. 2026-06-14
   days on market $79,900 Active 86 DOM
7. 2026-06-13
   days on market $79,900 Active 85 DOM
8. 2026-06-10
   days on market $79,900 Active 83 DOM
9. 2026-06-09
   days on market $79,900 Active 82 DOM
10. 2026-06-08
    days on market $79,900 Active 81 DOM
11. 2026-06-07
    days on market $79,900 Active 80 DOM
12. 2026-06-05
    days on market $79,900 Active 77 DOM
13. 2026-06-03
    days on market $79,900 Active 76 DOM
14. 2026-06-02
    days on market $79,900 Active 75 DOM
15. 2026-06-01
    days on market $79,900 Active 74 DOM
16. 2026-05-31
    days on market $79,900 Active 73 DOM
17. 2026-05-30
    days on market $79,900 Active 72 DOM
18. 2026-05-01
    price $79,900 865-char remark

    Show marketing remark (865 chars)

    This inviting residential home offers a thoughtfully designed layout perfect for comfortable everyday living. Featuring three spacious bedrooms and two full bathrooms, including a private master ensuite bath. The open concept living, dining, and kitchen area creates a seamless flow, ideal for entertaining guests or enjoying family time, with plenty of natural light enhancing the welcoming atmosphere. The kitchen is conveniently positioned to overlook the main living space, making it easy to stay connected while cooking. Outside, you’ll find a handy storage shed for tools and seasonal items, adding extra convenience and organization. The property also includes two dedicated parking spots, ensuring ease of access for homeowners and guests alike. This well-balanced home combines modern openness with practical features to suit a variety of lifestyles.

19. 2026-04-22
    price $84,900 865-char remark

    Show marketing remark (865 chars)

    This inviting residential home offers a thoughtfully designed layout perfect for comfortable everyday living. Featuring three spacious bedrooms and two full bathrooms, including a private master ensuite bath. The open concept living, dining, and kitchen area creates a seamless flow, ideal for entertaining guests or enjoying family time, with plenty of natural light enhancing the welcoming atmosphere. The kitchen is conveniently positioned to overlook the main living space, making it easy to stay connected while cooking. Outside, you’ll find a handy storage shed for tools and seasonal items, adding extra convenience and organization. The property also includes two dedicated parking spots, ensuring ease of access for homeowners and guests alike. This well-balanced home combines modern openness with practical features to suit a variety of lifestyles.

20. 2026-03-19
    listed $89,900 Active 865-char remark

    Show marketing remark (865 chars)

    This inviting residential home offers a thoughtfully designed layout perfect for comfortable everyday living. Featuring three spacious bedrooms and two full bathrooms, including a private master ensuite bath. The open concept living, dining, and kitchen area creates a seamless flow, ideal for entertaining guests or enjoying family time, with plenty of natural light enhancing the welcoming atmosphere. The kitchen is conveniently positioned to overlook the main living space, making it easy to stay connected while cooking. Outside, you’ll find a handy storage shed for tools and seasonal items, adding extra convenience and organization. The property also includes two dedicated parking spots, ensuring ease of access for homeowners and guests alike. This well-balanced home combines modern openness with practical features to suit a variety of lifestyles.

ⓘ 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: $690 · $58/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$286/yr (+$24/mo · 41.4%)

ⓘ 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 1/10 Low 5 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$4,476
• − Property taxes: −$690
• − Insurance: −$400
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$4,200
• − Depreciation: −$2,324
• Taxable income: $762
• Est. tax owed @ 24.0%: −$183
• After-tax cash flow: $1,586/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 · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires significant repairs and maintenance, including snow removal, landscaping, and a foundation inspection, to improve its condition and value.

Repairs flagged

• Major Snow removal — Snow accumulation suggests potential water damage and ice dams.
• Major Landscaping — No visible landscaping, which detracts from curb appeal and value.
• Major Foundation inspection — Snow accumulation suggests potential water damage and ice dams, which could affect the foundation.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value.
• Both Snow removal and foundation inspection — Prevents water damage and ice dams, which can affect the foundation and overall property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Snow removal · Snow accumulation suggests potential water damage and ice dams.	Major	$15,000–50,000
Landscaping · No visible landscaping, which detracts from curb appeal and value.	Major	$15,000–50,000
Foundation inspection · Snow accumulation suggests potential water damage and ice dams, which could affect the foundation.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Snow removal and foundation inspection — Prevents water damage and ice dams, which can affect the foundation and overall property 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: General Mclane SD
• NCES district ID: 4210650
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $53,384
• Composite: 49.68/100
• National rank: #1971
• State rank: #85 of 539 in PA

Livability — Edinboro

• Score: 77/100
• State rank: #316
• US rank: #2814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,104
• Population (ZIP): 9,726

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.34%
• Current HPI: 240.8752
• 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

-11.1% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $79,900 GEBOR
• 2026-04-22 Price Changed $84,900 GEBOR
• 2026-03-19 Listed $89,900 GEBOR

Property tax history

+5.0%/yr

Latest (2026): $690 · +5.0% YoY. Source: county tax records.