Eagle River 512ED Camelot Woods Plan · East Altoona, PA 16601

$90,000

3 bd · 2.0 ba · 1,280 sqft · Manufactured · 22 Days on market

Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

With a brand new home at Camelot Woods you will be sure to feel right at home. A quiet manufactured home community in Altoona, PA that is tucked away in the country but nearby to the action of Altoona's downtown. These high-quality, turnkey ready homes by UMH Properties, Inc. provide the perfect blend of affordability and sought-after features including open concept floor plans and custom touches. When you buy or rent a manufactured home with UMH Properties, Inc. , we work with you every step of the way. From leasing and financing to move-in day, we guarantee a hassle-free sales experience. Our community comes with a variety of amenities to give our residents easy, stress-free living includ

Key facts

• On site management
• 24 hour maintenance
• Minutes from tyrone

Tags

• OPEN CONCEPT FLOOR PLANS
• 24 HOUR MAINTENANCE
• ON SITE MANAGEMENT
• MINUTES FROM PINECROFT
• MINUTES FROM BELLWOOD
• MINUTES FROM TYRONE

Property features AI

Finance

• Financial info: List price $90,000

Exterior

• Utilities: Natural gas available; Central air conditioning
• Home design: Single-family plan (Eagle River Camelot Woods)
• Construction: Built as part of a plan (Eagle River Camelot Woods)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Active listing (Plan: Eagle River Camelot Woods)

🏗️ New construction. The $90,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $30,720.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $89k (1.5% 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.
• Altoona Area SD (urban): math 30% / reading 44% proficiency, ranked #406 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $212 of loan paydown is wiped out by about $922 of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,650 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.87% ✓
• Cap rate: 34.65%
• Cash-on-cash: 101.27%
• DSCR: 5.51
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $30,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
650 Clairmont Dr	0.16mi	3/2.0	1,456 (+14%)	14mo	$35,000	$24	58

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: —
• Equity multiple: 5.80×
• Total profit: $41,273
• Equity at exit: $4,580

10-year hold

• IRR: —
• Equity multiple: 12.11×
• Total profit: $95,544
• Equity at exit: $2,656

Cash invested: $8,602 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,188 medium
• Mortgage (P&I): −$161
• Tax est. 1.5%: −$38 /mo · $461/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $726

Break-even live

Break-even rent $269

Max offer price $30,720

Occupancy floor 34%

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: $7,680
• Closing costs: $922
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Clairmont Dr Altoona, PA	3.0	2.0	1216	$1,200	$0.99	43d	1	0.01mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	43d	9	1.28mi

Listing history 17 events

1. 2026-06-19
   days on market $90,000 Active 22 DOM
2. 2026-06-18
   days on market $90,000 Active 21 DOM
3. 2026-06-17
   days on market $90,000 Active 20 DOM
4. 2026-06-16
   days on market $90,000 Active 19 DOM
5. 2026-06-15
   days on market $90,000 Active 18 DOM
6. 2026-06-14
   days on market $90,000 Active 16 DOM
7. 2026-06-13
   days on market $90,000 Active 15 DOM
8. 2026-06-10
   days on market $90,000 Active 13 DOM
9. 2026-06-09
   days on market $90,000 Active 12 DOM
10. 2026-06-08
    days on market $90,000 Active 11 DOM
11. 2026-06-07
    days on market $90,000 Active 10 DOM
12. 2026-06-05
    days on market $90,000 Active 7 DOM
13. 2026-06-03
    days on market $90,000 Active 6 DOM
14. 2026-06-02
    days on market $90,000 Active 5 DOM
15. 2026-06-01
    days on market $90,000 Active 4 DOM
16. 2026-05-31
    days on market $90,000 Active 3 DOM
17. 2026-05-30
    days on market $90,000 Active 2 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,251
• − Mortgage interest: −$1,721
• − Property taxes: −$461
• − Insurance: −$154
• − Repairs & maintenance: −$1,140
• − Management: −$1,140
• − Depreciation: −$894
• Taxable income: $8,742
• Est. tax owed @ 24.0%: −$2,098
• After-tax cash flow: $6,613/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

Good 80/100 None rehab

This manufactured home is in excellent condition with modern finishes and a well-maintained exterior. It is move-in ready and would benefit from some minor updates to further enhance its value.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase the home's appeal and value.
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers/renters.
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to potential buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — A well-maintained lawn and landscaping can increase the home's appeal and value. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to potential buyers/renters. ↑
• Both Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's value and appeal to potential buyers/renters. ↑

ⓘ 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: Altoona Area SD
• NCES district ID: 4202340
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $38,465
• Composite: 30.85/100
• National rank: #6130
• State rank: #406 of 539 in PA

Livability — East Altoona

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

Census & demographics

• Census place: East Altoona, PA
• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.97%
• Current HPI: 183.9907
• Rent YoY: —
• Metro: Altoona, PA
• 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