2510 Rollahome Dr · Erie, PA 16506

$77,900

2 bd · 2.0 ba · 800 sqft · Manufactured · 12 Days on market

Built 2026 $400/mo HOA · 29% of rent

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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 +22.9/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.8/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This BRAND NEW 2026 Cavco mobile home is located in the Sleepy Hollow Mobile Home Park in Millcreek Township. This home has 2 bedrooms and 2 full baths with approx. 800 sq. ft. Make an appointment to take a look at this one before it is gone! Sale includes final utility hookups and final BIU inspection. Taxes are estimated and assessed value estimated from sale price. 3 MONTHS FREE LOT RENT!

Key facts

• 2 parking spots
• Built 2026
• Listed 12 days

Property features AI

Finance

• HOA & community: Homeowners association with $400 monthly fee; HOA fee includes sewer, trash, and water

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; New construction
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Level lot

Interior

• Kitchen: Gas oven; Gas range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Has heating
• Interior features: Gas oven, gas range, refrigerator; Vinyl flooring; No basement; 6 total rooms

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 8.4% vs local median 5.1% in Erie — 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 83/100 on livability (#109 in PA, #840 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime D+, employment F.
• Millcreek Township SD (suburban): math 46% / reading 65% proficiency, ranked #105 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 99 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $539 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $77,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.75% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.51%
• DSCR: 1.33
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.5%
• Equity multiple: 0.83×
• Total profit: $-3,662
• Equity at exit: $11,615

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $9,089
• Equity at exit: $6,735

Cash invested: $21,812 (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 16506

• Active inventory: 99
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,361 high
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$97 /mo · $1,168/yr
• Insurance: −$32
• HOA: −$400
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $137

Break-even live

Break-even rent $1,188

Max offer price $77,900

Occupancy floor 85%

Sensitivity live

Price	-10% $190	-5% $163	+0% $137	+5% $110	+10% $83
Rent	-10% $29	-5% $83	+0% $137	+5% $190	+10% $244
Rate	-1.0pp $176	-0.5pp $156	base $137	+0.5pp $116	+1.0pp $96

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Fairfax Ave Erie, PA	1.0	1.0	560	$895	$1.60	45d	1	0.91mi
3738 W 12th St Unit 1 Erie, PA	2.0	1.0	925	$1,180	$1.28	45d	1	0.94mi
3158 W 40th St Erie, PA	2.0	2.0	1024	$1,280	$1.25	45d	1	1.09mi
4024 Canterbury Dr Erie, PA	2.0	1.5	1044	$1,350	$1.29	45d	1	1.16mi
3063 W 11th St Apt 30 Erie, PA	1.0	1.0	650	$925	$1.42	45d	1	1.17mi
509 Beachgrove Dr Apt 4 Erie, PA	1.0	1.0	750	$850	$1.13	45d	1	1.37mi
4060 Chilton Ct Unit 2 Erie, PA	2.0	1.0	768	$1,400	$1.82	45d	1	1.39mi
1046 Grace St Erie, PA	2.0	1.0	850	$1,400	$1.65	45d	1	1.46mi

HOA detail

• Monthly dues: $400 · $4,800/yr

Listing history 12 events

1. 2026-06-21
   days on market $77,900 Active 12 DOM
2. 2026-06-19
   remarks 394-char remark
3. 2026-06-19
   days on market $77,900 Active 10 DOM
4. 2026-06-18
   days on market $77,900 Active 9 DOM
5. 2026-06-17
   days on market $77,900 Active 8 DOM
6. 2026-06-16
   days on market $77,900 Active 7 DOM
7. 2026-06-15
   days on market $77,900 Active 6 DOM
8. 2026-06-14
   days on market $77,900 Active 4 DOM
9. 2026-06-13
   remarks 370-char remark
10. 2026-06-13
    days on market $77,900 Active 3 DOM
11. 2026-06-10
    remarks 369-char remark
12. 2026-06-10
    listed $77,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,327
• − Mortgage interest: −$4,364
• − Property taxes: −$1,168
• − Insurance: −$390
• − Repairs & maintenance: −$1,306
• − Management: −$1,306
• − HOA: −$4,800
• − Depreciation: −$2,266
• Taxable income: $727
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $1,464/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: Millcreek Township SD
• NCES district ID: 4215330
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 65% ▼ -9.00%
• Median HH income: $55,734
• Composite: 47.82/100
• National rank: #2224
• State rank: #105 of 539 in PA

Livability — Erie

• Score: 83/100
• State rank: #109
• US rank: #840

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Erie County · 92,215 people
• City population: 92,215
• Metro: Erie, PA
• Population (ZIP): 24,070
• Household income: $81,060
• Rent vs Own: 31.5% rent · 68.5% own
• Severe rent burden: 894.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Romanian 11% Italian 2% Lithuanian 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 1%

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: ▼ -152.21%
• Current HPI: 228.7506
• Rent YoY: —
• Metro: Erie, 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

1 event — show timeline

• 2026-06-09 Listed $77,900 GEBOR

Property tax history

+2.4%/yr

Latest (2025): $118 · +2.7% YoY. Source: county tax records.