206 Iron Furnace Rd · Bradys Bend, PA 16028

$72,000

2 bd · 2.0 ba · 907 sqft · Manufactured · 42 Days on market

Built 2025 3,580 ac lot $79/sqft · 21% above area Est $59k · 21% over $160/mo HOA · 16% of rent ↓ 4% since listing

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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 +26.7/30.0
• DSCR +9.1/10.0
• 1% rule +8.6/10.0
• Schools +3.6/10.0
• Appreciation +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

$160/Month LOT RENT FEE! This BRADY'S BEND mobile home is located in a beautiful location surrounded by nature, CLOSE TO THE ALLEGHENY RIVER, and next to a public park! This BRAND NEW 2-BED/2 FULL BATH home also has a new front deck, new back deck, fresh driveway, modern polished skirting, and connected to PUBLIC UTILITIES! Brady's Bend Mobile Home Park is under NEW OWNERSHIP - the old homes and debris have been cleared, outdated properties are being replaced, and several new homes are planned to move in later this year - setting the stage for continued improvement and value. This is a rare and exciting opportunity to opportunity to live in a community that is undergoing significant REVIVAL!

Key facts

• Surrounded by nature
• New back deck
• Fresh driveway

Tags

• SURROUNDED BY NATURE
• CLOSE TO THE ALLEGHENY RIVER
• NEXT TO A PUBLIC PARK
• NEW FRONT DECK
• NEW BACK DECK
• FRESH DRIVEWAY

Property features AI

Finance

• HOA & community: Association fee of $160 per month

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction; Vinyl siding exterior; Asphalt roof
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Lot dimensions approximately 35 x 80

Interior

• Kitchen: Convection oven
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Electric cooling
• Interior features: New construction condition

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $72k).
• Recommended offer: $70k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Karns City Area SD (rural): math 33% / reading 51% proficiency, ranked #322 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 58 units permitted in Armstrong County in 2024 (20 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Armstrong County population projected at -27% 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 $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $69,840 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.36% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 6.1

CMA / ARV

• ARV (median comp): $59,457
• List price: $72,000
• Delta: 21.10%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Iron Furnace Rd	0.00mi	2/2.0	907 (0%)	11mo	$64,500	$71	91

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $751
• Equity at exit: $10,735

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $16,826
• Equity at exit: $6,225

Cash invested: $20,160 (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 16028

• Home prices YoY: -1.9%
• Active inventory: 10
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $980 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$30
• HOA: −$160
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $194

Break-even live

Break-even rent $734

Max offer price $72,000

Occupancy floor 75%

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $160 · $1,920/yr

Listing history 21 events

1. 2026-06-18
   days on market $72,000 Active 42 DOM
2. 2026-06-17
   days on market $72,000 Active 41 DOM
3. 2026-06-16
   days on market $72,000 Active 40 DOM
4. 2026-06-15
   days on market $72,000 Active 39 DOM
5. 2026-06-13
   days on market $72,000 Active 37 DOM
6. 2026-06-12
   days on market $72,000 Active 36 DOM
7. 2026-06-09
   days on market $72,000 Active 33 DOM
8. 2026-06-08
   days on market $72,000 Active 32 DOM
9. 2026-06-08
   days on market $72,000 Active 31 DOM
10. 2026-06-07
    days on market $72,000 Active 30 DOM
11. 2026-06-04
    days on market $72,000 Active 27 DOM
12. 2026-06-02
    days on market $72,000 Active 26 DOM
13. 2026-06-01
    days on market $72,000 Active 25 DOM
14. 2026-05-31
    days on market $72,000 Active 24 DOM
15. 2026-05-07
    listed $72,000 Active 499-char remark
16. 2026-03-05
    historical Expired 703-char remark

    Show marketing remark (703 chars)

    $160/Month LOT RENT FEE! This BRADY'S BEND mobile home is located in a beautiful location surrounded by nature, CLOSE TO THE ALLEGHENY RIVER, and next to a public park! This BRAND NEW 2-BED/2 FULL BATH home also has a new front deck, new back deck, fresh driveway, modern polished skirting, and connected to PUBLIC UTILITIES! Brady's Bend Mobile Home Park is under NEW OWNERSHIP - the old homes and debris have been cleared, outdated properties are being replaced, and several new homes are planned to move in later this year - setting the stage for continued improvement and value. This is a rare and exciting opportunity to opportunity to live in a community that is undergoing significant REVIVAL!

17. 2025-12-05
    listed $72,000 Active 703-char remark

    Show marketing remark (703 chars)

    $160/Month LOT RENT FEE! This BRADY'S BEND mobile home is located in a beautiful location surrounded by nature, CLOSE TO THE ALLEGHENY RIVER, and next to a public park! This BRAND NEW 2-BED/2 FULL BATH home also has a new front deck, new back deck, fresh driveway, modern polished skirting, and connected to PUBLIC UTILITIES! Brady's Bend Mobile Home Park is under NEW OWNERSHIP - the old homes and debris have been cleared, outdated properties are being replaced, and several new homes are planned to move in later this year - setting the stage for continued improvement and value. This is a rare and exciting opportunity to opportunity to live in a community that is undergoing significant REVIVAL!

18. 2025-09-29
    price $72,000

    Show marketing remark (703 chars)

    $160/Month LOT RENT FEE! This BRADY'S BEND mobile home is located in a beautiful location surrounded by nature, CLOSE TO THE ALLEGHENY RIVER, and next to a public park! This BRAND NEW 2-BED/2 FULL BATH home also has a new front deck, new back deck, fresh driveway, modern polished skirting, and connected to PUBLIC UTILITIES! Brady's Bend Mobile Home Park is under NEW OWNERSHIP - the old homes and debris have been cleared, outdated properties are being replaced, and several new homes are planned to move in later this year - setting the stage for continued improvement and value. This is a rare and exciting opportunity to opportunity to live in a community that is undergoing significant REVIVAL!

19. 2025-09-05
    listed $75,000 Active

    Show marketing remark (703 chars)

    $160/Month LOT RENT FEE! This BRADY'S BEND mobile home is located in a beautiful location surrounded by nature, CLOSE TO THE ALLEGHENY RIVER, and next to a public park! This BRAND NEW 2-BED/2 FULL BATH home also has a new front deck, new back deck, fresh driveway, modern polished skirting, and connected to PUBLIC UTILITIES! Brady's Bend Mobile Home Park is under NEW OWNERSHIP - the old homes and debris have been cleared, outdated properties are being replaced, and several new homes are planned to move in later this year - setting the stage for continued improvement and value. This is a rare and exciting opportunity to opportunity to live in a community that is undergoing significant REVIVAL!

20. 2025-09-04
    historical Expired
21. 2025-06-04
    listed $75,000 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: $147 · $12/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$495/yr (+$41/mo · 335.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 18 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: $11,754
• − Mortgage interest: −$4,033
• − Property taxes: −$147
• − Insurance: −$360
• − Repairs & maintenance: −$940
• − Management: −$940
• − HOA: −$1,920
• − Depreciation: −$2,095
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• After-tax cash flow: $2,011/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: Karns City Area SD
• NCES district ID: 4209600
• Math proficiency: 33% ▼ -14.00%
• Reading proficiency: 51% ▼ -17.00%
• Median HH income: $48,988
• Composite: 35.99/100
• National rank: #4792
• State rank: #322 of 539 in PA

Livability — Bradys Bend

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

Census & demographics

• Population (ZIP): 2,053

Population outlook (Armstrong County) Hauer SSP2

• Today (2025): 62,513 people
• By 2030: 59,579 · -4.7%
• By 2040: 52,890 · -15.4%
• By 2050: 45,904 · -26.6%
• By 2075: 32,023 · -48.8%
• By 2100: 20,415 · -67.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 7%
• Common ancestry: Serbian 3% Lithuanian 2% Romanian 2%
• Foreign-born: 1%

Political lean MEDSL · Armstrong

• 2024 margin: Solid R (+53.2) · D 23.0% · R 76.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -24.6pp · 2024: -53.2pp
• All cycles: 2024: R+53.2 2020: R+52.3 2016: R+52.0 2012: R+37.2 2008: R+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.47%
• Current HPI: 231.9446
• 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

-4.0% since first listed

7 events — show timeline

• 2026-05-07 Listed $72,000 West Penn MLS
• 2026-03-05 Delisted — West Penn MLS
• 2025-12-05 Listed $72,000 West Penn MLS
• 2025-09-29 Price Changed $72,000 West Penn MLS
• 2025-09-05 Listed $75,000 West Penn MLS
• 2025-09-04 Delisted — West Penn MLS
• 2025-06-04 Listed $75,000 West Penn MLS

Property tax history

+1.3%/yr

Latest (2026): $147 · +4.0% YoY. Source: county tax records.