Champion Mandell Trails Plan · Penn, PA 16002

$98,500

2 bd · 2.0 ba · 910 sqft · Manufactured · 61 Days on market

Good condition

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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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction! Home is available to tour now. Rent or purchase. ESTIMATED APRIL 2026 MOVE-IN. This brand new home is available for sale or rent. This 2 bedroom 2 bath home has upgraded kitchen appliances, vinyl flooring throughout, central air conditioning, and an 8x10 shed included at a very affordble price of $98,500. It is also available as a non-smoking Rental Unit at only $995/month - Minimum one year rental lease required. Sewer and public water are included in the site rent.

Key facts

• Vinyl flooring
• 8x10 shed
• Listed 61 days

Tags

• UPGRADED KITCHEN APPLIANCES
• VINYL FLOORING
• CENTRAL AIR CONDITIONING
• 8X10 SHED

🏗️ 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 $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $105 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($995 rent vs $98k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• South Butler County SD (rural): math 42% / reading 68% proficiency, ranked #109 of 539 in PA (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 987 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $681 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Recommended offer $92,590 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 7.58%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.2

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-9,237
• Equity at exit: $14,687

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $656
• Equity at exit: $8,516

Cash invested: $27,580 (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 16002

• Home prices YoY: -27.7%
• Active inventory: 88
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $105

Break-even live

Break-even rent $862

Max offer price $98,500

Occupancy floor 84%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Bay St Butler, PA	2.0	2.0	920	$995	$1.08	1d	1	0.02mi

Listing history 15 events

1. 2026-06-18
   days on market $98,500 Active 61 DOM
2. 2026-06-17
   days on market $98,500 Active 60 DOM
3. 2026-06-16
   days on market $98,500 Active 59 DOM
4. 2026-06-15
   days on market $98,500 Active 58 DOM
5. 2026-06-13
   days on market $98,500 Active 56 DOM
6. 2026-06-12
   days on market $98,500 Active 55 DOM
7. 2026-06-09
   days on market $98,500 Active 52 DOM
8. 2026-06-08
   days on market $98,500 Active 51 DOM
9. 2026-06-08
   days on market $98,500 Active 50 DOM
10. 2026-06-07
    days on market $98,500 Active 49 DOM
11. 2026-06-04
    days on market $98,500 Active 46 DOM
12. 2026-06-02
    days on market $98,500 Active 45 DOM
13. 2026-06-01
    days on market $98,500 Active 44 DOM
14. 2026-05-31
    days on market $98,500 Active 43 DOM
15. 2026-04-18
    listed $98,500 Active 489-char remark

    Show marketing remark (489 chars)

    New Construction! Home is available to tour now. Rent or purchase. ESTIMATED APRIL 2026 MOVE-IN. This brand new home is available for sale or rent. This 2 bedroom 2 bath home has upgraded kitchen appliances, vinyl flooring throughout, central air conditioning, and an 8x10 shed included at a very affordble price of $98,500. It is also available as a non-smoking Rental Unit at only $995/month - Minimum one year rental lease required. Sewer and public water are included in the site rent.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,940
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$955
• − Management: −$955
• − Depreciation: −$2,865
• Taxable loss: −$323
• Est. tax savings @ 24.0%: +$78
• After-tax cash flow: $1,342/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 · 7 photos

Good 80/100 None rehab

This new construction home is move-in ready with modern finishes and features. It offers a good condition score and minimal maintenance needs, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Upgrading window treatments — Enhances curb appeal and interior aesthetics
• Both Adding a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Upgrading window treatments — Enhances curb appeal and interior aesthetics ↑
• Both Adding a small front porch or entryway — Enhances curb appeal and provides a welcoming entrance ↑

ⓘ 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: South Butler County SD
• NCES district ID: 4221930
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 68% ▼ -2.00%
• Median HH income: $57,608
• Composite: 47.55/100
• National rank: #2267
• State rank: #109 of 539 in PA

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,722

Population outlook (Butler County) Hauer SSP2

• Today (2025): 190,777 people
• By 2030: 191,476 · +0.4%
• By 2040: 189,474 · -0.7%
• By 2050: 182,050 · -4.6%
• By 2075: 159,526 · -16.4%
• By 2100: 129,028 · -32.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 5% Slovak 3% Serbian 3%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+32.2) · D 33.5% · R 65.7%
• 2008→2024 swing: -4.8pp toward R · 2008: -27.4pp · 2024: -32.2pp
• All cycles: 2024: R+32.2 2020: R+32.5 2016: R+37.5 2012: R+34.9 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.93%
• Current HPI: 244.8272
• 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

• 2026-04-18 Listed $98,500 Zillow