119 Primrose Ln · Edinboro, PA 16412

$79,900

2 bd · 2.0 ba · 900 sqft · Manufactured public records · 32 Days on market

Built 2022 Good condition $89/sqft · 66% below area $350/mo HOA · 27% of rent ↓ 6% 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 +24.0/30.0
• 1% rule +10.0/10.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this warm and inviting 2-bedroom, 2-bath residence offering a thoughtfully designed layout for comfortable everyday living. This home has barely been lived in and feels fresh, clean, and exceptionally well cared for. The open-concept living, dining, and kitchen area creates a bright, welcoming space perfect for relaxing or entertaining. The kitchen overlooks the main living area, keeping everyone connected. The spacious primary bedroom features a customized private bath, while the second bedroom offers flexibility for guests, office space, or hobbies. A second full bath adds extra convenience. Step outside to enjoy the gorgeous custom wood deck with solar-lit railings, perfe

Key facts

• Solar-lit railings
• Built 2022
• Listed 32 days

Tags

• CUSTOMIZED PRIVATE BATH
• GORGEOUS CUSTOM WOOD DECK
• SOLAR-LIT RAILINGS
• DEDICATED PARKING SPOTS

Property features AI

Finance

• Other: Located in an R-2 zone; Property sits on a cul-de-sac
• HOA & community: Homeowners association with a $350 monthly fee (includes trash)

Exterior

• Utilities: Well water; Septic sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator; Exhaust fan
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.4% in Edinboro — 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 77/100 on livability (#316 in PA, #2,814 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities D+, commute F, employment D-.
• General Mclane SD (rural): math 50% / reading 66% proficiency, ranked #85 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.60% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 5.2

CMA / ARV

• ARV (median comp): $234,242
• List price: $79,900
• Delta: -65.89%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.87×
• Total profit: $-2,820
• Equity at exit: $11,913

10-year hold

• IRR: 6.6%
• Equity multiple: 1.50×
• Total profit: $11,148
• Equity at exit: $6,908

Cash invested: $22,372 (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 16412

• Home prices YoY: -29.0%
• Active inventory: 60
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$49 /mo · $590/yr
• Insurance: −$33
• HOA: −$350
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $156

Break-even live

Break-even rent $1,078

Max offer price $79,900

Occupancy floor 83%

Sensitivity live

Price	-10% $201	-5% $178	+0% $156	+5% $133	+10% $111
Rent	-10% $55	-5% $105	+0% $156	+5% $206	+10% $257
Rate	-1.0pp $196	-0.5pp $176	base $156	+0.5pp $135	+1.0pp $114

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Hillcrest Dr Unit 2 Edinboro, PA	3.0	1.0	950	$1,275	$1.34	45d	1	1.32mi

HOA detail

• Monthly dues: $350 · $4,200/yr

Listing history 4 events

1. 2026-05-31
   status $79,900 Pending 32 DOM
2. 2026-05-31
   days on market $79,900 Active 32 DOM
3. 2026-05-30
   days on market $79,900 Active 31 DOM
4. 2026-04-29
   listed $84,999 Active 884-char remark

ⓘ 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: $590 · $49/mo
• Projected year-2 tax: $926 · $77/mo
• Expected delta: +$336/yr (+$28/mo · 57.0%)

ⓘ 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 1/10 Low 5 d/yr ≥92°F today · 12 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,300
• − Mortgage interest: −$4,476
• − Property taxes: −$590
• − Insurance: −$400
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − HOA: −$4,200
• − Depreciation: −$2,324
• Taxable income: $863
• Est. tax owed @ 24.0%: −$207
• After-tax cash flow: $1,663/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained mobile home is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior comfort, making it a solid investment.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Deck railings replacement — Solar-lit railings are a nice feature but may need replacement for longevity and safety.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Deck railings replacement — Solar-lit railings are a nice feature but may need replacement for longevity and safety. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: General Mclane SD
• NCES district ID: 4210650
• Math proficiency: 50% ▼ -11.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $53,384
• Composite: 49.68/100
• National rank: #1971
• State rank: #85 of 539 in PA

Livability — Edinboro

• Score: 77/100
• State rank: #316
• US rank: #2814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,104
• Population (ZIP): 9,726

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.34%
• Current HPI: 240.8752
• 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

-6.0% since first listed

3 events — show timeline

• 2026-05-31 Pending — GEBOR
• 2026-05-20 Price Changed $79,900 GEBOR
• 2026-04-29 Listed $84,999 GEBOR

Property tax history

+5.0%/yr

Latest (2026): $590 · +5.0% YoY. Source: county tax records.