502 Bower Ave · Canton, PA 15301

$22,900

2 bd · 2.0 ba · 1,218 sqft · Manufactured public records · 219 Days on market

Built 1984 $19/sqft · 30% below area Est $33k · 30% under $420/mo HOA · 36% of rent ↓ 35% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

Key facts

• Quick access to i-79
• Quick access to i-70
• Detached garage

Tags

• DETACHED GARAGE
• EASY COMMUTE TO WASHINGTON
• QUICK ACCESS TO I-70
• QUICK ACCESS TO I-79

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $23k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $23k).
• Recommended offer: $20k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.4% vs local median 4.9% in Canton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 66/100 on livability (#1,074 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• Trinity Area SD (suburban): math 39% / reading 61% proficiency, ranked #172 of 539 in PA (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 163 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $158 of loan paydown is wiped out by about $687 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $6k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $20,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 5.05% ✓
• Cap rate: 23.44%
• Cash-on-cash: 61.26%
• DSCR: 3.73
• GRM: 1.6

CMA / ARV

• ARV (median comp): $32,725
• List price: $22,900
• Delta: -30.02%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Brook Ave	0.27mi	2/2.0	1,064 (-13%)	10mo	$34,000	$32	58
370 Beacon Ave	0.25mi	2/2.0	1,064 (-13%)	11mo	$37,000	$35	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 · 3.38% rent growth · sell at horizon

5-year hold

• IRR: 61.4%
• Equity multiple: 3.79×
• Total profit: $17,860
• Equity at exit: $3,414

10-year hold

• IRR: 66.4%
• Equity multiple: 8.08×
• Total profit: $45,372
• Equity at exit: $1,980

Cash invested: $6,412 (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 15301

• Home prices YoY: -21.9%
• Rents YoY: 3.4%
• Active inventory: 163
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$120
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$10
• HOA: −$420
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $327

Break-even live

Break-even rent $743

Max offer price $22,900

Occupancy floor 67%

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: $5,725
• Closing costs: $687
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $420 · $5,040/yr

Listing history 20 events

1. 2026-06-18
   days on market $22,900 Active 219 DOM
2. 2026-06-17
   days on market $22,900 Active 218 DOM
3. 2026-06-16
   days on market $22,900 Active 217 DOM
4. 2026-06-15
   days on market $22,900 Active 216 DOM
5. 2026-06-13
   days on market $22,900 Active 214 DOM
6. 2026-06-13
   days on market $22,900 Active 213 DOM
7. 2026-06-09
   days on market $22,900 Active 210 DOM
8. 2026-06-08
   days on market $22,900 Active 209 DOM
9. 2026-06-07
   days on market $22,900 Active 208 DOM
10. 2026-06-05
    days on market $22,900 Active 205 DOM
11. 2026-06-03
    days on market $22,900 Active 204 DOM
12. 2026-06-02
    days on market $22,900 Active 203 DOM
13. 2026-06-01
    days on market $22,900 Active 202 DOM
14. 2026-05-31
    days on market $22,900 Active 201 DOM
15. 2026-04-08
    status Active 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

16. 2026-04-08
    price $22,900 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

17. 2026-02-26
    historical Contingent 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

18. 2026-01-21
    price $29,900 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

19. 2025-11-11
    listed $35,000 Active 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

20. 2025-09-12
    listed $35,000 Active 311-char remark

    Show marketing remark (311 chars)

    Located in Town and Country Estates, this charming two-bedroom, two-bath mobile home offers comfort and convenience. Featuring a detached garage and plenty of space to personalize, it’s the perfect opportunity to create a home. Enjoy an easy commute to Washington as well as quick access to I-70 and I-79.

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $445 · $37/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 ≥95°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,884
• − Mortgage interest: −$1,283
• − Property taxes: −$445
• − Insurance: −$114
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − HOA: −$5,040
• − Depreciation: −$666
• Taxable income: $4,114
• Est. tax owed @ 24.0%: −$987
• After-tax cash flow: $2,940/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: Trinity Area SD
• NCES district ID: 4223760
• Math proficiency: 39% ▼ -20.00%
• Reading proficiency: 61% ▼ -12.00%
• Median HH income: $55,734
• Composite: 43.24/100
• National rank: #3056
• State rank: #172 of 539 in PA

Livability — Canton

• Score: 66/100
• State rank: #1074
• US rank: #12136

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wolfdale, PA
• County: Washington County · 106,469 people
• Metro: Pittsburgh, PA
• Population (ZIP): 50,348
• Household income: $70,473
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1378.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 5% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 6% Serbian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.91%
• Current HPI: 238.6516
• Rent YoY: ▲ 3.38%
• Metro: Pittsburgh, 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

Price history

-34.6% since first listed

6 events — show timeline

• 2026-04-08 Relisted — West Penn MLS
• 2026-04-08 Price Changed $22,900 West Penn MLS
• 2026-02-26 Contingent — West Penn MLS
• 2026-01-21 Price Changed $29,900 West Penn MLS
• 2025-11-11 Listed $35,000 West Penn MLS
• 2025-09-12 Listed $35,000 West Penn MLS

Property tax history

-4.9%/yr

Latest (2026): $445 · +2.0% YoY. Source: county tax records.