196 Mason St · Rockland, PA 16374

$165,000

3 bd · 1.0 ba · 1,324 sqft · Manufactured public records · 23 Days on market

Built 1997 1.40 ac lot

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Why this score? — see what drove the D- 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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• Schools +3.6/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Welcome to 196 Mason Street, nestled in the outdoor community of Wilson Park in Kennerdell! Situated on 1.4 acres, this well-maintained 3-bedroom, 1-bath mobile home with an addition offers the perfect blend of comfort, storage, and outdoor recreation. The home features central air for year-round comfort and a spacious detached 3-car garage complete with a lift — ideal for car enthusiasts, hobbyists, or extra storage needs. Located just minutes from the Allegheny River, Clear Creek State Forest, and the Kennerdell Scenic Overlook, this property is a dream for outdoor lovers. Enjoy easy access to fishing, biking, boating, kayaking, hiking, hunting, and endless recreational opportunitie

Key facts

• Access to biking
• Access to kayaking
• Access to fishing

Tags

• DETACHED 3-CAR GARAGE
• CENTRAL AIR
• ACCESS TO FISHING
• ACCESS TO BIKING
• ACCESS TO BOATING
• ACCESS TO KAYAKING

Property features AI

Exterior

• Parking: Covered detached garage; Off-street parking
• Utilities: Well water; Septic tank
• Home design: Resale property
• Construction: Metal roof
• Exterior features: 1.4-acre lot

Interior

• Kitchen: Microwave; Refrigerator; Stove
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Carpet, ceramic tile, and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-80 ($-955/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (28.9% below list).
• Recommended offer: $117k (28.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Cranberry Area SD (rural): math 32% / reading 52% proficiency, ranked #327 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cranberry El Sch (math 29% / reading 53%, grade F, #932 of 1,518 statewide, top 62%, 606 students, 46% FRL); Cranberry Area Jshs (math 35% / reading 47%, grade F, #251 of 437 statewide, top 58%, 557 students, 41% FRL).
• Market conditions: 12 active listings in the ZIP; 42 units permitted in Venango County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $1k appreciation (0.7% local appreciation)).
• Venango County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $117,341 (28.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.71% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.90×
• Total profit: $-4,509
• Equity at exit: $53,712

10-year hold

• IRR: 3.2%
• Equity multiple: 1.37×
• Total profit: $17,279
• Equity at exit: $69,398

Cash invested: $46,200 (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 16374

• Home prices YoY: 0.3%
• Active inventory: 12
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$73 /mo · $871/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-80

Break-even live

Break-even rent $1,274

Max offer price $150,936

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-33	+0% $-80	+5% $-126	+10% $-173
Rent	-10% $-172	-5% $-126	+0% $-80	+5% $-33	+10% $13
Rate	-1.0pp $3	-0.5pp $-38	base $-80	+0.5pp $-122	+1.0pp $-166

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $165,000 Active 23 DOM
2. 2026-06-21
   days on market $165,000 Active 22 DOM
3. 2026-06-18
   days on market $165,000 Active 20 DOM
4. 2026-06-17
   days on market $165,000 Active 19 DOM
5. 2026-06-16
   days on market $165,000 Active 18 DOM
6. 2026-06-15
   days on market $165,000 Active 17 DOM
7. 2026-06-13
   days on market $165,000 Active 15 DOM
8. 2026-06-12
   days on market $165,000 Active 14 DOM
9. 2026-06-09
   days on market $165,000 Active 11 DOM
10. 2026-06-08
    days on market $165,000 Active 10 DOM
11. 2026-06-08
    days on market $165,000 Active 9 DOM
12. 2026-06-07
    days on market $165,000 Active 8 DOM
13. 2026-06-04
    days on market $165,000 Active 5 DOM
14. 2026-06-02
    days on market $165,000 Active 4 DOM
15. 2026-06-01
    days on market $165,000 Active 3 DOM
16. 2026-05-31
    days on market $165,000 Active 2 DOM
17. 2026-05-29
    listed $165,000 Active

ⓘ 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: $871 · $73/mo
• Projected year-2 tax: $1,739 · $145/mo
• Expected delta: +$868/yr (+$72/mo · 99.7%)

ⓘ 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 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,081
• − Mortgage interest: −$9,243
• − Property taxes: −$871
• − Insurance: −$825
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$4,800
• Taxable loss: −$3,911
• Est. tax savings @ 24.0%: +$939
• After-tax cash flow: $-17/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: Cranberry Area SD
• NCES district ID: 4207050
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $47,410
• Composite: 35.82/100
• National rank: #4827
• State rank: #327 of 539 in PA

Livability — Rockland

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Kennerdell, PA
• Population (ZIP): 1,643

Population outlook (Venango County) Hauer SSP2

• Today (2025): 48,827 people
• By 2030: 46,061 · -5.7%
• By 2040: 39,989 · -18.1%
• By 2050: 34,094 · -30.2%
• By 2075: 22,500 · -53.9%
• By 2100: 13,659 · -72.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Romanian 4% Iranian 3% Subsaharan African 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 3%

Political lean MEDSL · Venango

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -22.9pp toward R · 2008: -19.2pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+41.4 2016: R+42.4 2012: R+26.3 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.69%
• Current HPI: 251.3689
• 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

1 event — show timeline

• 2026-05-29 Listed $165,000 West Penn MLS

Property tax history

+2.3%/yr

Latest (2026): $871 · +3.6% YoY. Source: county tax records.