1026 Route 478 · St. Petersburg, PA 16373

$45,000

3 bd · 2.5 ba · 780 sqft · Manufactured public records · 138 Days on market

Built 1971 1.00 ac lot ↓ 17% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Manufactured home situated on a block foundation and set on a private, approximately 1-acre lot in Emlenton, offering space, flexibility, and opportunity. This 3-bedroom home includes 2 full bathrooms and 1 half bath and features a well-designed layout with room to adapt to a variety of needs. The primary bedroom includes an en suite bath, providing added comfort and privacy. An additional bonus room offers versatility and can be used as a home office, game room, hobby space, or additional living area. The kitchen, dining, and living areas are combined in an open-concept layout, creating a welcoming space that is ideal for everyday living as well as family gatherings and entertaining. A dedicated laundry room adds functionality and convenience. The home was currently in the beginning stages of renovations and updates, allowing a great opportunity for the new owner to complete the remaining work and add personal touches to truly make it their own. Many improvements have already been started, helping to reduce the overall scope of finishing work. The large, private lot provides ample outdoor space for recreation, gardening, or future enhancements, while offering a sense of privacy and room to spread out. Whether you’re seeking a primary residence, a rural retreat, or a value-add opportunity, this property offers solid potential in a peaceful setting. Property is being sold in its current condition.

Key facts

• Private lot
• Well-designed layout
• Block foundation

Tags

• BLOCK FOUNDATION
• PRIVATE LOT
• WELL-DESIGNED LAYOUT
• EN SUITE BATH
• BONUS ROOM
• OPEN-CONCEPT LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $448 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($961 rent vs $45k).
• Recommended offer: $40k (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.
• Allegheny-Clarion Valley SD (rural): math 27% / reading 50% proficiency, ranked #374 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 25 units permitted in Clarion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($311 loan paydown + $2k appreciation (4.0% local appreciation)).
• Clarion County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 18.24%
• Cash-on-cash: 42.67%
• DSCR: 2.90
• GRM: 3.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 3.89×
• Total profit: $36,423
• Equity at exit: $22,840

10-year hold

• IRR: 48.2%
• Equity multiple: 7.89×
• Total profit: $86,795
• Equity at exit: $37,376

Cash invested: $12,600 (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 16373

• Home prices YoY: 1.6%
• Active inventory: 12
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $961 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $448

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 48%

Sensitivity live

Price	-10% $479	-5% $464	+0% $448	+5% $433	+10% $417
Rent	-10% $372	-5% $410	+0% $448	+5% $486	+10% $524
Rate	-1.0pp $471	-0.5pp $460	base $448	+0.5pp $436	+1.0pp $425

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $45,000 Active 138 DOM
2. 2026-06-21
   days on market $45,000 Active 137 DOM
3. 2026-06-18
   days on market $45,000 Active 135 DOM
4. 2026-06-17
   days on market $45,000 Active 134 DOM
5. 2026-06-16
   days on market $45,000 Active 133 DOM
6. 2026-06-15
   days on market $45,000 Active 132 DOM
7. 2026-06-13
   days on market $45,000 Active 130 DOM
8. 2026-06-12
   days on market $45,000 Active 129 DOM
9. 2026-06-09
   days on market $45,000 Active 126 DOM
10. 2026-06-08
    days on market $45,000 Active 125 DOM
11. 2026-06-08
    days on market $45,000 Active 124 DOM
12. 2026-06-07
    pricedays on market $45,000 Active 123 DOM
13. 2026-06-04
    days on market $50,000 Active 120 DOM
14. 2026-06-02
    days on market $50,000 Active 119 DOM
15. 2026-06-01
    days on market $50,000 Active 118 DOM
16. 2026-05-31
    days on market $50,000 Active 117 DOM
17. 2026-04-13
    price $50,000 1425-char remark

    Show marketing remark (1425 chars)

    Manufactured home situated on a block foundation and set on a private, approximately 1-acre lot in Emlenton, offering space, flexibility, and opportunity. This 3-bedroom home includes 2 full bathrooms and 1 half bath and features a well-designed layout with room to adapt to a variety of needs. The primary bedroom includes an en suite bath, providing added comfort and privacy. An additional bonus room offers versatility and can be used as a home office, game room, hobby space, or additional living area. The kitchen, dining, and living areas are combined in an open-concept layout, creating a welcoming space that is ideal for everyday living as well as family gatherings and entertaining. A dedicated laundry room adds functionality and convenience. The home was currently in the beginning stages of renovations and updates, allowing a great opportunity for the new owner to complete the remaining work and add personal touches to truly make it their own. Many improvements have already been started, helping to reduce the overall scope of finishing work. The large, private lot provides ample outdoor space for recreation, gardening, or future enhancements, while offering a sense of privacy and room to spread out. Whether you’re seeking a primary residence, a rural retreat, or a value-add opportunity, this property offers solid potential in a peaceful setting. Property is being sold in its current condition.

18. 2026-03-07
    price $55,000 1425-char remark

    Show marketing remark (1425 chars)

    Manufactured home situated on a block foundation and set on a private, approximately 1-acre lot in Emlenton, offering space, flexibility, and opportunity. This 3-bedroom home includes 2 full bathrooms and 1 half bath and features a well-designed layout with room to adapt to a variety of needs. The primary bedroom includes an en suite bath, providing added comfort and privacy. An additional bonus room offers versatility and can be used as a home office, game room, hobby space, or additional living area. The kitchen, dining, and living areas are combined in an open-concept layout, creating a welcoming space that is ideal for everyday living as well as family gatherings and entertaining. A dedicated laundry room adds functionality and convenience. The home was currently in the beginning stages of renovations and updates, allowing a great opportunity for the new owner to complete the remaining work and add personal touches to truly make it their own. Many improvements have already been started, helping to reduce the overall scope of finishing work. The large, private lot provides ample outdoor space for recreation, gardening, or future enhancements, while offering a sense of privacy and room to spread out. Whether you’re seeking a primary residence, a rural retreat, or a value-add opportunity, this property offers solid potential in a peaceful setting. Property is being sold in its current condition.

19. 2026-02-03
    listed $60,000 Active 1425-char remark

    Show marketing remark (1425 chars)

    Manufactured home situated on a block foundation and set on a private, approximately 1-acre lot in Emlenton, offering space, flexibility, and opportunity. This 3-bedroom home includes 2 full bathrooms and 1 half bath and features a well-designed layout with room to adapt to a variety of needs. The primary bedroom includes an en suite bath, providing added comfort and privacy. An additional bonus room offers versatility and can be used as a home office, game room, hobby space, or additional living area. The kitchen, dining, and living areas are combined in an open-concept layout, creating a welcoming space that is ideal for everyday living as well as family gatherings and entertaining. A dedicated laundry room adds functionality and convenience. The home was currently in the beginning stages of renovations and updates, allowing a great opportunity for the new owner to complete the remaining work and add personal touches to truly make it their own. Many improvements have already been started, helping to reduce the overall scope of finishing work. The large, private lot provides ample outdoor space for recreation, gardening, or future enhancements, while offering a sense of privacy and room to spread out. Whether you’re seeking a primary residence, a rural retreat, or a value-add opportunity, this property offers solid potential in a peaceful setting. Property is being sold in its current condition.

ⓘ 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 2/10 Low 6 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,530
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$922
• − Management: −$922
• − Depreciation: −$1,309
• Taxable income: $4,955
• Est. tax owed @ 24.0%: −$1,189
• After-tax cash flow: $4,188/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: Allegheny-Clarion Valley SD
• NCES district ID: 4202310
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $45,289
• Composite: 32.71/100
• National rank: #5643
• State rank: #374 of 539 in PA

Livability — St. Petersburg

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

Census & demographics

• Population (ZIP): 3,217

Population outlook (Clarion County) Hauer SSP2

• Today (2025): 37,796 people
• By 2030: 36,830 · -2.6%
• By 2040: 34,113 · -9.7%
• By 2050: 31,092 · -17.7%
• By 2075: 24,200 · -36.0%
• By 2100: 18,737 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 2% Hispanic / Latino 2% Black 1%
• Common ancestry: Iranian 5% Romanian 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Clarion

• 2024 margin: Solid R (+53.1) · D 23.1% · R 76.2%
• 2008→2024 swing: -30.7pp toward R · 2008: -22.4pp · 2024: -53.1pp
• All cycles: 2024: R+53.1 2020: R+50.8 2016: R+47.4 2012: R+36.1 2008: R+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.01%
• Current HPI: 255.323
• 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

-16.7% since first listed

3 events — show timeline

• 2026-04-13 Price Changed $50,000 West Penn MLS
• 2026-03-07 Price Changed $55,000 West Penn MLS
• 2026-02-03 Listed $60,000 West Penn MLS

Property tax history

+16.7%/yr

Latest (2026): $5,841 · +550.1% YoY. Source: county tax records.