116 Dirt Rd · Seward, PA 15954

$70,000

3 bd · 2.0 ba · 1,112 sqft · Manufactured · 1 Days on market

Built 2005

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Permanent Foundation. Private rd. United School District. Metal roof & amp; Leaf Filter gutters 2023. Forced air oil furnace 2024. Family room. Deck and porch. Public water. Septic sewage.

Key facts

• Private rd
• Metal roof
• Leaf filter gutters

Tags

• PERMANENT FOUNDATION
• PRIVATE RD
• METAL ROOF
• LEAF FILTER GUTTERS
• FORCED AIR OIL FURNACE
• DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 57/100 on livability (#1,601 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime D+, schools F, amenities F.
• United SD (rural): math 40% / reading 59% proficiency, ranked #197 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 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 $4k of equity ($484 loan paydown + $4k appreciation (5.2% 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 (5.2% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $70,000

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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.46% ✓
• Cap rate: 12.00%
• Cash-on-cash: 20.39%
• DSCR: 1.91
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.0%
• Equity multiple: 2.95×
• Total profit: $38,155
• Equity at exit: $40,516

10-year hold

• IRR: 29.4%
• Equity multiple: 5.93×
• Total profit: $96,669
• Equity at exit: $70,636

Cash invested: $19,600 (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 15954

• Home prices YoY: 2.6%
• Active inventory: 7
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$79 /mo · $943/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $333

Break-even live

Break-even rent $601

Max offer price $70,000

Occupancy floor 62%

Sensitivity live

Price	-10% $373	-5% $353	+0% $333	+5% $313	+10% $293
Rent	-10% $252	-5% $293	+0% $333	+5% $373	+10% $414
Rate	-1.0pp $368	-0.5pp $351	base $333	+0.5pp $315	+1.0pp $296

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $943 · $79/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$81/yr (+$7/mo · 8.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 18 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: $12,272
• − Mortgage interest: −$3,921
• − Property taxes: −$943
• − Insurance: −$350
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,036
• Taxable income: $3,058
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $3,263/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: United SD
• NCES district ID: 4224240
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 59% ▼ -9.00%
• Median HH income: $46,157
• Composite: 41.93/100
• National rank: #3357
• State rank: #197 of 539 in PA

Livability — Seward

• Score: 57/100
• State rank: #1601
• US rank: #21671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,186

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 8% Iranian 4% Slovak 2%
• Foreign-born: 0%

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: ▲ 5.20%
• Current HPI: 207.6473
• 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

Property tax history

-1.6%/yr

Latest (2026): $943 · +5.4% YoY. Source: county tax records.