220 Polo Dr · Armstrong, PA 15774

$74,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 3 Days on market

Built 2006 0.56 ac lot $61/sqft · 40% above area Est $53k · 40% over

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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
• Appreciation +5.5/10.0
• Schools +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

Key facts

• Updated appliances
• Renovated
• Fresh paint

Tags

• RENOVATED
• NEW FLOORING
• FRESH PAINT
• UPDATED APPLIANCES
• PAVED DRIVEWAY
• NEW FRONT AND REAR DECKS

Property features AI

Exterior

• Parking: Parking for 4 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-story; Asphalt roof; Lot about 0.56 acres
• Construction: Asphalt roof
• Exterior features: Off-street parking

Interior

• Kitchen: Dishwasher; Refrigerator; Stove; Some gas appliances
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating
• Interior features: Resale condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Indiana Area SD (town): math 49% / reading 67% proficiency, ranked #96 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 44 units permitted in Indiana County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($515 loan paydown + $730 appreciation (1.0% local appreciation)).
• Indiana County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $74,500

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: 1.50% ✓
• Cap rate: 11.93%
• Cash-on-cash: 20.15%
• DSCR: 1.90
• GRM: 5.6

CMA / ARV

• ARV (median comp): $53,368
• List price: $74,500
• Delta: 39.60%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Polo Dr	0.00mi	3/2.0	1,216 (0%)	1mo	$74,500	$61	99
197 Polo Dr	0.03mi	3/2.0	1,200 (-1%)	12mo	$108,000	$90	86

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

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.13×
• Total profit: $23,656
• Equity at exit: $25,357

10-year hold

• IRR: 25.2%
• Equity multiple: 4.04×
• Total profit: $63,334
• Equity at exit: $33,639

Cash invested: $20,860 (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 15774

• Home prices YoY: 0.7%
• Active inventory: 11
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,115 medium
• Mortgage (P&I): −$391
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $350

Break-even live

Break-even rent $672

Max offer price $74,500

Occupancy floor 64%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-04
   status Pending 955-char remark
2. 2026-04-29
   listed $74,500 Active 955-char remark
3. 2026-01-30
   soldstatus $22,500 Closed 442-char remark

   Show marketing remark (442 chars)

   Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

4. 2026-01-29
   status Pending 442-char remark

   Show marketing remark (442 chars)

   Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

5. 2025-12-30
   historical Contingent 442-char remark

   Show marketing remark (442 chars)

   Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

6. 2025-12-16
   price $39,000 442-char remark

   Show marketing remark (442 chars)

   Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

7. 2025-11-28
   listed $65,000 Active 442-char remark

   Show marketing remark (442 chars)

   Bring your imagination to this spacious three-bedroom, two-bath manufactured home, offering a desirable split floor plan with a private primary suite featuring a garden tub and separate walk-in shower. A large living room and well-designed layout provide comfortable everyday living, complemented by the convenience of a first-floor laundry room. Situated on over a half-acre lot, this property offers plenty of potential to make it your own.

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,384
• − Mortgage interest: −$4,173
• − Property taxes: −$1,310
• − Insurance: −$372
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,167
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,430/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: Indiana Area SD
• NCES district ID: 4212150
• Math proficiency: 49% ▼ -9.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $40,558
• Composite: 48.44/100
• National rank: #2133
• State rank: #96 of 539 in PA

Livability — Armstrong

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

Census & demographics

• Population (ZIP): 2,689

Population outlook (Indiana County) Hauer SSP2

• Today (2025): 84,294 people
• By 2030: 81,773 · -3.0%
• By 2040: 75,213 · -10.8%
• By 2050: 69,348 · -17.7%
• By 2075: 57,951 · -31.3%
• By 2100: 47,313 · -43.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Iranian 3% Polish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Indiana

• 2024 margin: Solid R (+39.1) · D 30.1% · R 69.2%
• 2008→2024 swing: -32.0pp toward R · 2008: -7.1pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.5 2016: R+35.6 2012: R+18.8 2008: R+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.98%
• Current HPI: 149.5031
• 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

+14.6% since first listed

9 events — show timeline

• 2026-06-02 Sold (Public Records) $74,500 Public Records
• 2026-05-26 Sold (MLS) $74,500 West Penn MLS
• 2026-05-04 Pending — West Penn MLS
• 2026-04-29 Listed $74,500 West Penn MLS
• 2026-01-30 Sold (MLS) $22,500 West Penn MLS
• 2026-01-29 Pending — West Penn MLS
• 2025-12-30 Contingent — West Penn MLS
• 2025-12-16 Price Changed $39,000 West Penn MLS
• 2025-11-28 Listed $65,000 West Penn MLS

Property tax history

-0.8%/yr

Latest (2026): $1,310 · +2.1% YoY. Source: county tax records.