Colony Beacon Limited Plan · Carroll, PA 15063

$59,900

3 bd · 2.0 ba · 1,110 sqft · SingleFamily · 745 Days on market

Excellent condition ↓ 14% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Cash flow +3.6/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Schools +2.4/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

Key facts

• Ample living space
• Modern design
• Upgraded kitchen

Tags

• BRAND NEW MANUFACTURED HOME
• UPGRADED KITCHEN
• MODERN DESIGN
• AMPLE LIVING SPACE

🏗️ New construction. The $59,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $223,110.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-665 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Ringgold SD (suburban): math 19% / reading 36% proficiency, ranked #452 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 66 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 745 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 5.6% of price.

Recommended offer $52,712 (12.0% 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 745 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.50% ✗
• Cap rate: 2.72%
• Cash-on-cash: -12.77%
• DSCR: 0.43
• GRM: 16.7

CMA / ARV

• ARV (on-the-fly): $223,110
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Tower St	0.61mi	3/2.0	1,218 (+10%)	20mo	$245,000	$201	39
202 Nantucket Rd	0.53mi	4/2.5 (+1)	1,260 (+14%)	20mo	$230,000	$183	29

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

Projected returns pro-forma

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

5-year hold

• IRR: -40.1%
• Equity multiple: -0.26×
• Total profit: $-78,479
• Equity at exit: $33,266

10-year hold

• IRR: -64.0%
• Equity multiple: -0.97×
• Total profit: $-122,794
• Equity at exit: $19,290

Cash invested: $62,471 (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 15063

• Home prices YoY: -6.9%
• Active inventory: 66
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$1,170
• Tax est. 1.5%: −$279 /mo · $3,347/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-665

Break-even live

Break-even rent $1,952

Max offer price $126,909

Occupancy floor —

Sensitivity live

Price	-10% $-511	-5% $-588	+0% $-665	+5% $-742	+10% $-819
Rent	-10% $-753	-5% $-709	+0% $-665	+5% $-621	+10% $-577
Rate	-1.0pp $-552	-0.5pp $-608	base $-665	+0.5pp $-723	+1.0pp $-781

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: $55,778
• Closing costs: $6,693
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $59,900 Active 745 DOM
2. 2026-06-17
   days on market $59,900 Active 744 DOM
3. 2026-06-16
   days on market $59,900 Active 743 DOM
4. 2026-06-15
   days on market $59,900 Active 742 DOM
5. 2026-06-13
   days on market $59,900 Active 740 DOM
6. 2026-06-13
   days on market $59,900 Active 739 DOM
7. 2026-06-09
   days on market $59,900 Active 736 DOM
8. 2026-06-08
   days on market $59,900 Active 735 DOM
9. 2026-06-07
   days on market $59,900 Active 734 DOM
10. 2026-06-05
    days on market $59,900 Active 731 DOM
11. 2026-06-03
    days on market $59,900 Active 730 DOM
12. 2026-06-02
    days on market $59,900 Active 729 DOM
13. 2026-06-01
    days on market $59,900 Active 728 DOM
14. 2026-05-31
    days on market $59,900 Active 727 DOM
15. 2025-07-19
    price $59,900 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

16. 2025-03-05
    price $64,900 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

17. 2025-01-24
    price $69,900 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

18. 2024-10-02
    price $74,800 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

19. 2024-08-12
    price $74,900 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

20. 2024-06-04
    listed $69,900 Active 692-char remark

    Show marketing remark (692 chars)

    The images are stock photos from the manufacturer, and the actual home may vary slightly in appearance. This brand new manufactured home for sale features 3 bedrooms and 2 bathrooms, with a spacious 1110 sqft floorplan. It's a 2024 model Colony Beacon single wide home, located in Monongahela, PA, in the Pittsburgh area. The home includes a washer, dryer, dishwasher, an upgraded kitchen, and a Whirlpool deluxe gas stove. With its modern design and ample living space, this home offers a perfect blend of comfort and convenience. Apply now to secure your spot and inquire about available financing options. Don't miss out on this opportunity to own a beautiful new home in a great location!

ⓘ 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 ≥97°F today · 18 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: $13,322
• − Mortgage interest: −$12,498
• − Property taxes: −$3,347
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$6,490
• Taxable loss: −$12,260
• Est. tax savings @ 24.0%: +$2,942
• After-tax cash flow: $-5,036/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

Excellent 95/100 None rehab

This brand new manufactured home is in excellent condition with modern finishes and a spacious floorplan. It's move-in ready and offers a perfect blend of comfort and convenience.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint enhances curb appeal
• Resale Install new window treatments — Enhances home's aesthetic
• Both Add landscaping around the home — Improves curb appeal and adds value
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint enhances curb appeal ↑
• Resale Install new window treatments — Enhances home's aesthetic ↑
• Both Add landscaping around the home — Improves curb appeal and adds value ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ 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: Ringgold SD
• NCES district ID: 4220400
• Math proficiency: 19% ▼ -20.00%
• Reading proficiency: 36% ▼ -18.00%
• Median HH income: $46,754
• Composite: 23.75/100
• National rank: #7819
• State rank: #452 of 539 in PA

Livability — Carroll

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

Census & demographics

• Census place: Baidland, PA
• Population (ZIP): 10,479

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

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 9% Slovak 4% Scotch-Irish 3%
• Foreign-born: 2% · Vietnam, Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.31%
• Current HPI: 261.0334
• 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

-14.3% since first listed

6 events — show timeline

• 2025-07-19 Price Changed $59,900 Zillow
• 2025-03-05 Price Changed $64,900 Zillow
• 2025-01-24 Price Changed $69,900 Zillow
• 2024-10-02 Price Changed $74,800 Zillow
• 2024-08-12 Price Changed $74,900 Zillow
• 2024-06-04 Listed $69,900 Zillow