120,122 Butternut Cir · Flinton, PA 16640

$50,000

2 bd · 1.0 ba · 450 sqft · Manufactured · 503 Days on market

Built 1998 Fair condition 8,712 sqft lot $75/mo HOA · 8% 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 +2.0/5.0

Listing remarks MLS

Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

Key facts

• New furnace
• New roof
• 8,712 sq ft lot

Tags

• BACK DECK WITH GAZEBO
• NEW ROOF
• NEW FURNACE
• MINUTES FROM GLENDALE LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($926 rent vs $50k).
• Recommended offer: $44k (12.0% 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.
• 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 $2k of equity ($346 loan paydown + $2k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 503 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $15k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $50k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 503 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
7. 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.
8. 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: 1.85% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.63%
• DSCR: 2.18
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $19,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Horseshoe Crescent Ext Ext	0.39mi	1/1.0 (-1)	500 (+11%)	21mo	$22,000	$44	41

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: 34.7%
• Equity multiple: 3.07×
• Total profit: $28,912
• Equity at exit: $25,718

10-year hold

• IRR: 33.8%
• Equity multiple: 6.12×
• Total profit: $71,705
• Equity at exit: $42,359

Cash invested: $14,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$75
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $311

Break-even live

Break-even rent $532

Max offer price $50,000

Occupancy floor 61%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr
• Likely covers: security

Listing history 34 events

1. 2026-06-19
   days on market $50,000 Active 503 DOM
2. 2026-06-18
   days on market $50,000 Active 502 DOM
3. 2026-06-17
   remarks 476-char remark
4. 2026-06-17
   days on market $50,000 Active 501 DOM
5. 2026-06-16
   days on market $50,000 Active 500 DOM
6. 2026-06-15
   days on market $50,000 Active 499 DOM
7. 2026-06-14
   days on market $50,000 Active 497 DOM
8. 2026-06-13
   days on market $50,000 Active 496 DOM
9. 2026-06-10
   days on market $50,000 Active 494 DOM
10. 2026-06-09
    days on market $50,000 Active 493 DOM
11. 2026-06-08
    days on market $50,000 Active 492 DOM
12. 2026-06-07
    days on market $50,000 Active 491 DOM
13. 2026-06-02
    days on market $50,000 Active 486 DOM
14. 2026-06-01
    days on market $50,000 Active 485 DOM
15. 2026-05-31
    days on market $50,000 Active 484 DOM
16. 2026-05-30
    days on market $50,000 Active 483 DOM
17. 2026-05-13
    price $50,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

18. 2026-03-24
    price $58,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

19. 2026-03-23
    status Active 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

20. 2025-11-02
    historical 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

21. 2025-10-02
    status Active 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

22. 2025-10-01
    historical 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

23. 2025-08-14
    price $50,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

24. 2025-07-22
    price $55,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

25. 2025-07-08
    price $58,500 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

26. 2025-07-06
    price $58,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

27. 2025-05-21
    price $60,000 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

28. 2025-03-15
    status Active 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

29. 2025-03-09
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

30. 2025-02-02
    status Active 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

31. 2025-02-01
    historical 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

32. 2024-09-03
    listed $65,000 Active 458-char remark

    Show marketing remark (458 chars)

    Park model camper with addition on 2 lots inside Glendale Yearound. This property has all the room you need. There are 2 bedrooms and 1 bathroom. Kitchen, LR, and extra room. 2 sheds and back deck with gazebo. Can be used all year round. New roof and new furnace!!! Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Located minutes from hunting, fishing, and trails. Lots of outdoor activities nearby.

33. 2020-09-02
    soldstatus $15,000 658-char remark

    Show marketing remark (658 chars)

    HANDYMAN SPECIAL. NEEDS NEW ROOF. PROBABLY LEAKING/POSSIBLE MOLD. UNIT IS BEING SOLD AS IS. SELLER IS MOTIVATED!!! 1998 Canterbury Park Model camper with 2 room addition on 2 lots in Glendale Yearound. Cozy and spacious perfect for that getaway weekend or getaway month. With the addition this unit feels more like a small home than a camper. Two lots give you a little more breathing room. There is a gazebo on the second lot and there is also two sheds on the property to store all your stuff. Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Community pool, basketball, tennis, security, and more.

34. 2019-03-29
    listed $20,000 658-char remark

    Show marketing remark (658 chars)

    HANDYMAN SPECIAL. NEEDS NEW ROOF. PROBABLY LEAKING/POSSIBLE MOLD. UNIT IS BEING SOLD AS IS. SELLER IS MOTIVATED!!! 1998 Canterbury Park Model camper with 2 room addition on 2 lots in Glendale Yearound. Cozy and spacious perfect for that getaway weekend or getaway month. With the addition this unit feels more like a small home than a camper. Two lots give you a little more breathing room. There is a gazebo on the second lot and there is also two sheds on the property to store all your stuff. Glendale Yearound is a gated community located minutes from Glendale Lake and Prince Gallitzin State Park. Community pool, basketball, tennis, security, and more.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,107
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$889
• − Management: −$889
• − HOA: −$900
• − Depreciation: −$1,455
• Taxable income: $3,175
• Est. tax owed @ 24.0%: −$762
• After-tax cash flow: $2,966/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 40/100 Moderate rehab

This manufactured home requires significant repairs and updates to improve its condition and value. The siding, flooring, paint, windows, and foundation are in poor condition and need immediate attention.

Repairs flagged

• Major Siding — Weathered and peeling
• Major Flooring — Worn-out and uneven
• Major Paint — Worn-out and peeling
• Major Windows — Worn-out and possibly drafty
• Major Foundation — Signs of settling

Value-add opportunities

• Both New siding — Improves curb appeal and durability
• Both New flooring — Enhances comfort and value
• Both New paint — Freshens up the interior and exterior
• Both New windows — Improves energy efficiency and aesthetics
• Both Foundation repair — Stabilizes the structure and prevents further damage

Renovation cost estimate screening

Repair item	Severity	Est. cost
Siding · Weathered and peeling	Major	$15,000–50,000
Flooring · Worn-out and uneven	Major	$15,000–50,000
Paint · Worn-out and peeling	Major	$15,000–50,000
Windows · Worn-out and possibly drafty	Major	$15,000–50,000
Foundation · Signs of settling	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New siding — Improves curb appeal and durability ↑
• Both New flooring — Enhances comfort and value ↑
• Both New paint — Freshens up the interior and exterior ↑
• Both New windows — Improves energy efficiency and aesthetics ↑
• Both Foundation repair — Stabilizes the structure and prevents further damage ↑

ⓘ 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: 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

+150.0% since first listed

18 events — show timeline

• 2026-05-13 Price Changed $50,000 AHARMLS
• 2026-03-24 Price Changed $58,000 AHARMLS
• 2026-03-23 Relisted — AHARMLS
• 2025-11-02 Delisted — AHARMLS
• 2025-10-02 Relisted — AHARMLS
• 2025-10-01 Delisted — AHARMLS
• 2025-08-14 Price Changed $50,000 AHARMLS
• 2025-07-22 Price Changed $55,000 AHARMLS
• 2025-07-08 Price Changed $58,500 AHARMLS
• 2025-07-06 Price Changed $58,000 AHARMLS
• 2025-05-21 Price Changed $60,000 AHARMLS
• 2025-03-15 Relisted — AHARMLS
• 2025-03-09 Pending — AHARMLS
• 2025-02-02 Relisted — AHARMLS
• 2025-02-01 Delisted — AHARMLS
• 2024-09-03 Listed $65,000 AHARMLS
• 2020-09-02 Sold (MLS) $15,000 AHARMLS
• 2019-03-29 Listed $20,000 AHARMLS