16721 US Route 15 Hwy · Allenwood, PA 17810

$79,999

2 bd · 1.0 ba · 636 sqft · Other public records · 123 Days on market

Built 1973 0.52 ac lot

---

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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable one bedroom home on a . 52 acre lot with easy Route 15 access. Welcome to 16721 US Route 15 Highway, Allenwood. Built in 1973, this one story single family Mobile home offers 636 square feet with one bedroom and one full bath. Oil heat and a crawl foundation. Situated on a 22,651 square foot lot, there is plenty of outdoor space for gardening, recreation, or future improvements. Ideal for downsizing, a starter home, or investment opportunity. Conveniently located with easy access to surrounding communities and commuter routes. Schedule your showing today.

Key facts

• Easy route 15 access
• Conveniently located
• 0.52 acre lot

Tags

• EASY ROUTE 15 ACCESS
• OUTDOOR SPACE FOR GARDENING
• OUTDOOR SPACE FOR RECREATION
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,416 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety D, amenities F, commute F.
• Warrior Run SD (rural): math 40% / reading 55% proficiency, ranked #229 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Turbotville El Sch (math 57% / reading 57%, grade C+, #444 of 1,518 statewide, top 32%, 448 students, 100% FRL); Warrior Run Ms (math 30% / reading 55%, grade D-, #216 of 512 statewide, top 43%, 536 students, 87% FRL); Warrior Run Hs (math 77%, 477 students, 38% FRL) — zoned schools average 75% FRL vs 24% district-wide (51 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($553 loan paydown + $4k appreciation (5.0% local appreciation)).
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $80k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $70,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 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 1973 — 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. 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?
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: 1.04% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.30×
• Total profit: $29,008
• Equity at exit: $45,267

10-year hold

• IRR: 20.2%
• Equity multiple: 4.50×
• Total profit: $78,474
• Equity at exit: $78,069

Cash invested: $22,400 (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 17810

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$38 /mo · $454/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $167

Break-even live

Break-even rent $621

Max offer price $79,999

Occupancy floor 75%

Sensitivity live

Price	-10% $213	-5% $190	+0% $167	+5% $145	+10% $122
Rent	-10% $102	-5% $134	+0% $167	+5% $200	+10% $233
Rate	-1.0pp $208	-0.5pp $188	base $167	+0.5pp $147	+1.0pp $126

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $79,999 Active 123 DOM
2. 2026-06-18
   days on market $79,999 Active 122 DOM
3. 2026-06-17
   days on market $79,999 Active 121 DOM
4. 2026-06-16
   days on market $79,999 Active 120 DOM
5. 2026-06-15
   days on market $79,999 Active 119 DOM
6. 2026-06-14
   days on market $79,999 Active 117 DOM
7. 2026-06-12
   remarks 609-char remark
8. 2026-06-12
   days on market $79,999 Active 116 DOM
9. 2026-06-09
   days on market $79,999 Active 113 DOM
10. 2026-06-08
    days on market $79,999 Active 112 DOM
11. 2026-06-07
    days on market $79,999 Active 111 DOM
12. 2026-06-03
    days on market $79,999 Active 107 DOM
13. 2026-06-02
    days on market $79,999 Active 106 DOM
14. 2026-06-01
    days on market $79,999 Active 105 DOM
15. 2026-05-31
    days on market $79,999 Active 104 DOM
16. 2026-05-30
    days on market $79,999 Active 103 DOM
17. 2026-02-16
    listed $79,999 Active 572-char remark

    Show marketing remark (572 chars)

    Affordable one bedroom home on a . 52 acre lot with easy Route 15 access. Welcome to 16721 US Route 15 Highway, Allenwood. Built in 1973, this one story single family Mobile home offers 636 square feet with one bedroom and one full bath. Oil heat and a crawl foundation. Situated on a 22,651 square foot lot, there is plenty of outdoor space for gardening, recreation, or future improvements. Ideal for downsizing, a starter home, or investment opportunity. Conveniently located with easy access to surrounding communities and commuter routes. Schedule your showing today.

18. 2020-10-09
    soldstatus $52,000
19. 1998-09-01
    soldstatus $22,500

ⓘ 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: $454 · $38/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$405/yr (+$34/mo · 89.3%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,995
• − Mortgage interest: −$4,481
• − Property taxes: −$454
• − Insurance: −$400
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$2,327
• Taxable income: $734
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,832/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: Warrior Run SD
• NCES district ID: 4224870
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $49,500
• Composite: 40.61/100
• National rank: #3694
• State rank: #229 of 539 in PA

Livability — Allenwood

• Score: 61/100
• State rank: #1416
• US rank: #17963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Allenwood, PA
• Population (ZIP): 5,769

Population outlook (Union County) Hauer SSP2

• Today (2025): 46,664 people
• By 2030: 47,704 · +2.2%
• By 2040: 48,798 · +4.6%
• By 2050: 49,048 · +5.1%
• By 2075: 47,491 · +1.8%
• By 2100: 41,817 · -10.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 13%
• Common ancestry: Polish 7% Scotch-Irish 1% Iranian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 75% English-only · German/W. Germanic 13% Spanish 10% Other Indo-European 1%

Political lean MEDSL · Union

• 2024 margin: Strong R (+23.4) · D 37.8% · R 61.2%
• 2008→2024 swing: -8.9pp toward R · 2008: -14.5pp · 2024: -23.4pp
• All cycles: 2024: R+23.4 2020: R+24.3 2016: R+25.7 2012: R+23.5 2008: R+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.99%
• Current HPI: 272.3401
• 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

+255.6% since first listed

3 events — show timeline

• 2026-02-16 Listed $79,999 CSVBR
• 2020-10-09 Sold (Public Records) $52,000 Public Records
• 1998-09-01 Sold (Public Records) $22,500 Public Records

Property tax history

-0.7%/yr

Latest (2026): $454 · +1.3% YoY. Source: county tax records.