213 Creekside Ln · Freedom, PA 16637

$84,999

3 bd · 2.0 ba · 1,512 sqft · Manufactured · 44 Days on market

Built 2002 0.30 ac lot $56/sqft · 57% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Livability +4.1/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful well maintained home. This home offers open floor plan, 3 BR and 2 full baths, LR plus family room off kitchen, breakfast area off kitchen, dining area. Two covered porches to enjoy the beautiful weather to come. Included are two sheds.

Key facts

• Dual sink
• Vinyl flooring
• Wooden cabinetry

Tags

• FUNCTIONAL LAYOUT
• WOODEN CABINETRY
• DUAL SINK
• SMALL ISLAND
• VINYL FLOORING
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric available; Sewer available; Water available
• Home design: Manufactured home; Estimated year built
• Construction: Frame and modular/manufactured construction with vinyl siding; Shingle roof; Crawl space foundation with pillar/post/pier supports
• Exterior features: Shed; Above- and below-grade structures

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Other heating; Other cooling; Other hot water
• Interior features: Ceiling fans; Other interior features
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#154 in PA, #1,281 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F.
• Spring Cove SD (town): math 31% / reading 51% proficiency, ranked #344 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Spring Cove El Sch (350 students, 52% FRL); Spring Cove Ms (math 17% / reading 52%, grade F, #328 of 512 statewide, top 65%, 376 students, 52% FRL); Central Hs (math 57%, 554 students, 35% FRL).
• Market conditions: 12 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($587 loan paydown + $3k appreciation (4.0% local appreciation)).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,449 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.53% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.02%
• DSCR: 2.11
• GRM: 5.4

CMA / ARV

• ARV (median comp): $197,474
• List price: $84,999
• Delta: -56.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.63×
• Total profit: $38,708
• Equity at exit: $43,299

10-year hold

• IRR: 27.0%
• Equity multiple: 5.17×
• Total profit: $99,133
• Equity at exit: $70,983

Cash invested: $23,800 (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 16637

• Home prices YoY: 3.6%
• Active inventory: 12
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,300 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$49 /mo · $592/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $371

Break-even live

Break-even rent $830

Max offer price $84,999

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $84,999 Active 44 DOM
2. 2026-06-17
   days on market $84,999 Active 43 DOM
3. 2026-06-16
   days on market $84,999 Active 42 DOM
4. 2026-06-15
   days on market $84,999 Active 41 DOM
5. 2026-06-13
   days on market $84,999 Active 39 DOM
6. 2026-06-12
   days on market $84,999 Active 38 DOM
7. 2026-06-09
   days on market $84,999 Active 35 DOM
8. 2026-06-08
   days on market $84,999 Active 34 DOM
9. 2026-06-08
   days on market $84,999 Active 33 DOM
10. 2026-06-05
    days on market $84,999 Active 31 DOM
11. 2026-06-04
    days on market $84,999 Active 29 DOM
12. 2026-06-02
    days on market $84,999 Active 28 DOM
13. 2026-06-01
    days on market $84,999 Active 27 DOM
14. 2026-05-31
    days on market $84,999 Active 26 DOM
15. 2026-05-05
    listed $89,000 Active 760-char remark
16. 2022-07-15
    soldstatus $80,500 246-char remark

    Show marketing remark (16 chars)

    COMP ONLY - AHAR

17. 2022-07-15
    soldstatus $80,500

    Show marketing remark (16 chars)

    COMP ONLY - AHAR

18. 2022-07-15
    soldstatus $80,500

    Show marketing remark (16 chars)

    COMP ONLY - AHAR

19. 2022-03-23
    listed $89,900 246-char remark

    Show marketing remark (16 chars)

    COMP ONLY - AHAR

20. 2022-03-23
    listed $89,900

    Show marketing remark (16 chars)

    COMP ONLY - AHAR

21. 1997-08-01
    soldstatus $20,000
22. 1994-09-01
    soldstatus $20,000

ⓘ 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: $592 · $49/mo
• Projected year-2 tax: $968 · $81/mo
• Expected delta: +$375/yr (+$31/mo · 63.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,597
• − Mortgage interest: −$4,761
• − Property taxes: −$592
• − Insurance: −$1,927
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$2,473
• Taxable income: $3,347
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,649/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: Spring Cove SD
• NCES district ID: 4222530
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $46,105
• Composite: 34.88/100
• National rank: #5083
• State rank: #344 of 539 in PA

Livability — Freedom

• Score: 82/100
• State rank: #154
• US rank: #1281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Freedom, PA
• Population (ZIP): 2,236

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1% Portuguese 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.04%
• Current HPI: 115.5472
• 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

+325.0% since first listed

9 events — show timeline

• 2026-05-27 Price Changed $84,999 BRIGHT MLS
• 2026-05-05 Listed $89,000 BRIGHT MLS
• 2022-07-15 Sold (Public Records) $80,500 Public Records
• 2022-07-15 Sold (MLS) $80,500 CSMLS
• 2022-07-15 Sold (MLS) $80,500 AHARMLS
• 2022-03-23 Listed $89,900 CSMLS
• 2022-03-23 Listed $89,900 AHARMLS
• 1997-08-01 Sold (Public Records) $20,000 Public Records
• 1994-09-01 Sold (Public Records) $20,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $592 · +4.6% YoY. Source: county tax records.