1163 Cottonwood Dr Lot 84 · Canan Station, PA 16601

$38,800

3 bd · 2.0 ba · 1,440 sqft · Manufactured · 73 Days on market

Built 1973 Fair condition ↓ 17% since listing

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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
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious double-wide on a lot featuring a serene stream and 4 storage sheds in the backyard. This well maintained double wide home offers 3 bedrooms, 2 full bathrooms, kitchen adjoining dining room and living room, Enjoy night with 2 separate deck areas. Lot also allows for gardening and recreation or simply relaxing by the stream. This is a 55+ Community Water and sewer is meter for each home and added to your monthly bill. See list for many improvements during the ownership of the seller. Don't miss outs on this one, great area and features.

Key facts

• 4 storage sheds
• Built 1973
• Listed 72 days

Tags

• 4 STORAGE SHEDS
• 2 SEPARATE DECK AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $39k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $39k).
• Recommended offer: $36k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hollidaysburg Area SD (suburban): math 45% / reading 63% proficiency, ranked #129 of 539 in PA (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 186 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $268 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $5k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,472 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 3.24% ✓
• Cap rate: 28.73%
• Cash-on-cash: 80.15%
• DSCR: 4.57
• GRM: 2.6

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: 28.6%
• Equity multiple: 2.20×
• Total profit: $13,042
• Equity at exit: $5,785

10-year hold

• IRR: 36.3%
• Equity multiple: 4.41×
• Total profit: $37,026
• Equity at exit: $3,355

Cash invested: $10,864 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$203
• Tax est. 1.5%: −$48 /mo · $582/yr
• Insurance: −$16
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $299

Break-even live

Break-even rent $879

Max offer price $38,800

Occupancy floor 71%

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: $9,700
• Closing costs: $1,164
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $38,800 Active 73 DOM
2. 2026-06-18
   days on market $38,800 Active 72 DOM
3. 2026-06-17
   days on market $38,800 Active 71 DOM
4. 2026-06-16
   days on market $38,800 Active 70 DOM
5. 2026-06-15
   days on market $38,800 Active 69 DOM
6. 2026-06-14
   days on market $38,800 Active 67 DOM
7. 2026-06-13
   days on market $38,800 Active 66 DOM
8. 2026-06-10
   days on market $38,800 Active 64 DOM
9. 2026-06-09
   days on market $38,800 Active 63 DOM
10. 2026-06-08
    days on market $38,800 Active 62 DOM
11. 2026-06-07
    days on market $38,800 Active 61 DOM
12. 2026-06-05
    days on market $38,800 Active 58 DOM
13. 2026-06-03
    days on market $38,800 Active 57 DOM
14. 2026-06-02
    days on market $38,800 Active 56 DOM
15. 2026-06-01
    days on market $38,800 Active 55 DOM
16. 2026-05-31
    days on market $38,800 Active 54 DOM
17. 2026-05-30
    days on market $38,800 Active 53 DOM
18. 2026-05-11
    price $38,800 550-char remark

    Show marketing remark (550 chars)

    Spacious double-wide on a lot featuring a serene stream and 4 storage sheds in the backyard. This well maintained double wide home offers 3 bedrooms, 2 full bathrooms, kitchen adjoining dining room and living room, Enjoy night with 2 separate deck areas. Lot also allows for gardening and recreation or simply relaxing by the stream. This is a 55+ Community Water and sewer is meter for each home and added to your monthly bill. See list for many improvements during the ownership of the seller. Don't miss outs on this one, great area and features.

19. 2026-04-07
    listed $43,800 Active 550-char remark

    Show marketing remark (550 chars)

    Spacious double-wide on a lot featuring a serene stream and 4 storage sheds in the backyard. This well maintained double wide home offers 3 bedrooms, 2 full bathrooms, kitchen adjoining dining room and living room, Enjoy night with 2 separate deck areas. Lot also allows for gardening and recreation or simply relaxing by the stream. This is a 55+ Community Water and sewer is meter for each home and added to your monthly bill. See list for many improvements during the ownership of the seller. Don't miss outs on this one, great area and features.

20. 2023-07-19
    soldstatus $40,000 Closed 447-char remark

    Show marketing remark (447 chars)

    55+ community close to restaurants, shopping. Home has been updated 1990 est. Large primary bedroom with full bath, full bath in hall, large bedroom off living room, 3 total bedrooms. Kitchen has breakfast counter, large dining room, living room. Main entrance has large landing for outdoor sitting area, and rear entrance has covered porch. 4 additional sheds for storage. Lot Rent $590.00/Monthly includes Road maintenance/trash. 55+ mobile park

21. 2023-06-05
    status Pending 447-char remark

    Show marketing remark (447 chars)

    55+ community close to restaurants, shopping. Home has been updated 1990 est. Large primary bedroom with full bath, full bath in hall, large bedroom off living room, 3 total bedrooms. Kitchen has breakfast counter, large dining room, living room. Main entrance has large landing for outdoor sitting area, and rear entrance has covered porch. 4 additional sheds for storage. Lot Rent $590.00/Monthly includes Road maintenance/trash. 55+ mobile park

22. 2022-12-23
    status Active 447-char remark

    Show marketing remark (447 chars)

    55+ community close to restaurants, shopping. Home has been updated 1990 est. Large primary bedroom with full bath, full bath in hall, large bedroom off living room, 3 total bedrooms. Kitchen has breakfast counter, large dining room, living room. Main entrance has large landing for outdoor sitting area, and rear entrance has covered porch. 4 additional sheds for storage. Lot Rent $590.00/Monthly includes Road maintenance/trash. 55+ mobile park

23. 2022-12-05
    status Pending 447-char remark

    Show marketing remark (447 chars)

    55+ community close to restaurants, shopping. Home has been updated 1990 est. Large primary bedroom with full bath, full bath in hall, large bedroom off living room, 3 total bedrooms. Kitchen has breakfast counter, large dining room, living room. Main entrance has large landing for outdoor sitting area, and rear entrance has covered porch. 4 additional sheds for storage. Lot Rent $590.00/Monthly includes Road maintenance/trash. 55+ mobile park

24. 2022-10-24
    listed $47,000 Active 447-char remark

    Show marketing remark (447 chars)

    55+ community close to restaurants, shopping. Home has been updated 1990 est. Large primary bedroom with full bath, full bath in hall, large bedroom off living room, 3 total bedrooms. Kitchen has breakfast counter, large dining room, living room. Main entrance has large landing for outdoor sitting area, and rear entrance has covered porch. 4 additional sheds for storage. Lot Rent $590.00/Monthly includes Road maintenance/trash. 55+ mobile park

ⓘ 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 5/10 Major FEMA zone AE · 53% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 17 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: $15,095
• − Mortgage interest: −$2,173
• − Property taxes: −$582
• − Insurance: −$5,312
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$1,129
• Taxable income: $3,483
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $2,753/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

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates to its exterior and interior, but presents a good opportunity for a thorough renovation to increase its value.

Repairs flagged

• Major exterior siding — Severe weathering
• Major interior walls/paint — Peeling paint
• Major kitchen cabinets — Worn and dated
• Major bathroom fixtures — Worn and dated

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal
• Resale Replace carpet — Freshens interior
• Resale Paint interior walls — Updates interior aesthetics
• Resale Replace kitchen cabinets — Modernizes kitchen
• Resale Replace bathroom fixtures — Modernizes bathroom

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
interior walls/paint · Peeling paint	Major	$15,000–50,000
kitchen cabinets · Worn and dated	Major	$15,000–50,000
bathroom fixtures · Worn and dated	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal ↑
• Resale Replace carpet — Freshens interior ↑
• Resale Paint interior walls — Updates interior aesthetics ↑
• Resale Replace kitchen cabinets — Modernizes kitchen ↑
• Resale Replace bathroom fixtures — Modernizes bathroom ↑

ⓘ 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: Hollidaysburg Area SD
• NCES district ID: 4211940
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $50,676
• Composite: 46.1/100
• National rank: #2511
• State rank: #129 of 539 in PA

Livability — Canan Station

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

Census & demographics

• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% 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: ▼ -60.97%
• Current HPI: 183.9907
• Rent YoY: —
• Metro: Altoona, 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

-17.4% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $38,800 AHARMLS
• 2026-04-07 Listed $43,800 AHARMLS
• 2023-07-19 Sold (MLS) $40,000 AHARMLS
• 2023-06-05 Pending — AHARMLS
• 2022-12-23 Relisted — AHARMLS
• 2022-12-05 Pending — AHARMLS
• 2022-10-24 Listed $47,000 AHARMLS