887 Barnum Rd · Eldred, PA 16731

$99,900

2 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 162 Days on market

Built 1998 1.38 ac lot ↓ 20% since listing

---

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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Appreciation +5.3/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect camp set on 1.38 acres of land. Water well and holding tank for the septic. In the heart of this double wide home is the inviting living room, complete with a stunning corner stone, full-length, wood-burning fireplace, perfect for cozy evenings. A sliding glass door opens onto a covered rear deck, offering views of the backyard. This home also has a master bedroom with a master bath, plus an additional bedroom and full size bathroom. A dedicated office space provides a quiet area for work or study. In this room is an accessible spiral staircase to the full basement for customization and storage. In the breezeway is a convenient ramp located to the left of the home. This home is perfect for modern living or for those seeking a peaceful lifestyle.

Key facts

• Water well
• Covered rear deck
• Holding tank

Tags

• WOOD BURNING FIREPLACE
• COVERED REAR DECK
• DEDICATED OFFICE SPACE
• SPIRAL STAIRCASE
• WATER WELL
• HOLDING TANK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,102 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, health & safety D, amenities F.
• Otto-Eldred SD (rural): math 44% / reading 53% proficiency, ranked #220 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 29 units permitted in McKean County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($691 loan paydown + $574 appreciation (0.6% local appreciation)).
• McKean County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.41×
• Total profit: $11,556
• Equity at exit: $31,912

10-year hold

• IRR: 12.8%
• Equity multiple: 2.48×
• Total profit: $41,500
• Equity at exit: $40,762

Cash invested: $27,972 (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 16731

• Home prices YoY: 0.5%
• Active inventory: 10
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $184

Break-even live

Break-even rent $871

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,900 Active 162 DOM
2. 2026-06-17
   days on market $99,900 Active 161 DOM
3. 2026-06-16
   days on market $99,900 Active 160 DOM
4. 2026-06-15
   days on market $99,900 Active 159 DOM
5. 2026-06-13
   days on market $99,900 Active 157 DOM
6. 2026-06-12
   days on market $99,900 Active 156 DOM
7. 2026-06-09
   days on market $99,900 Active 153 DOM
8. 2026-06-08
   days on market $99,900 Active 152 DOM
9. 2026-06-08
   days on market $99,900 Active 151 DOM
10. 2026-06-07
    days on market $99,900 Active 150 DOM
11. 2026-06-04
    days on market $99,900 Active 147 DOM
12. 2026-06-02
    days on market $99,900 Active 146 DOM
13. 2026-06-01
    days on market $99,900 Active 145 DOM
14. 2026-05-31
    days on market $99,900 Active 144 DOM
15. 2026-04-30
    price $99,900 763-char remark

    Show marketing remark (763 chars)

    Perfect camp set on 1.38 acres of land. Water well and holding tank for the septic. In the heart of this double wide home is the inviting living room, complete with a stunning corner stone, full-length, wood-burning fireplace, perfect for cozy evenings. A sliding glass door opens onto a covered rear deck, offering views of the backyard. This home also has a master bedroom with a master bath, plus an additional bedroom and full size bathroom. A dedicated office space provides a quiet area for work or study. In this room is an accessible spiral staircase to the full basement for customization and storage. In the breezeway is a convenient ramp located to the left of the home. This home is perfect for modern living or for those seeking a peaceful lifestyle.

16. 2026-01-07
    listed $124,900 Active 763-char remark

    Show marketing remark (763 chars)

    Perfect camp set on 1.38 acres of land. Water well and holding tank for the septic. In the heart of this double wide home is the inviting living room, complete with a stunning corner stone, full-length, wood-burning fireplace, perfect for cozy evenings. A sliding glass door opens onto a covered rear deck, offering views of the backyard. This home also has a master bedroom with a master bath, plus an additional bedroom and full size bathroom. A dedicated office space provides a quiet area for work or study. In this room is an accessible spiral staircase to the full basement for customization and storage. In the breezeway is a convenient ramp located to the left of the home. This home is perfect for modern living or for those seeking a peaceful lifestyle.

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,524 · $127/mo
• Expected delta: +$54/yr (+$5/mo · 3.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,249
• − Mortgage interest: −$5,596
• − Property taxes: −$1,470
• − Insurance: −$500
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$2,906
• Taxable income: $658
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $2,053/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.

Schools (NCES district)

• District: Otto-Eldred SD
• NCES district ID: 4218240
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $44,398
• Composite: 40.98/100
• National rank: #3596
• State rank: #220 of 539 in PA

Livability — Eldred

• Score: 65/100
• State rank: #1102
• US rank: #12467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,397

Population outlook (McKean County) Hauer SSP2

• Today (2025): 40,518 people
• By 2030: 39,290 · -3.0%
• By 2040: 36,438 · -10.1%
• By 2050: 33,556 · -17.2%
• By 2075: 27,682 · -31.7%
• By 2100: 21,726 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 1% · China
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · McKean

• 2024 margin: Solid R (+47.2) · D 26.0% · R 73.2%
• 2008→2024 swing: -29.9pp toward R · 2008: -17.3pp · 2024: -47.2pp
• All cycles: 2024: R+47.2 2020: R+46.2 2016: R+47.2 2012: R+28.2 2008: R+17.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.57%
• Current HPI: 107.4866
• 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

-20.0% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $99,900 NMPA
• 2026-01-07 Listed $124,900 NMPA

Property tax history

+2.5%/yr

Latest (2025): $1,470 · +3.5% YoY. Source: county tax records.