106 Davis Ln · Economy, PA 15042

$184,900

2 bd · 1.0 ba · 1,052 sqft · Manufactured public records · 5 Days on market

Built 1968 2.00 ac lot

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 2-Acre Setting with Dream Garage and Expanded One-Level Home Set on two gorgeous, level acres, this inviting property offers privacy, space, and an incredible garage setup perfect for hobbyists or professionals. Originally a mobile home, the residence has been thoughtfully transformed into a solid, vinyl-sided, block-foundation, 3-bed / 1-bath home with valuable additions and updates throughout. Inside, you’ll find one-level living with a convenient mudroom/laundry area upon entry. The spacious family room features a gas fireplace and gas wall heater, creating a warm and comfortable gathering space. Step outside to the 12x24 covered patio, ideal for relaxing and enjoying th

Key facts

• One level home
• Mudroom laundry area
• Dream garage

Tags

• 2 ACRE SETTING
• DREAM GARAGE
• ONE LEVEL HOME
• MUDROOM LAUNDRY AREA
• COVERED PATIO
• DOUBLE INSULATED SHED

Property features AI

Exterior

• Parking: Detached garage; Garage parking with capacity for 6 vehicles (total)
• Security: Security system
• Utilities: Well water; Septic tank
• Home design: Single-story home; Vinyl siding
• Construction: Built with vinyl siding; Asphalt roof
• Exterior features: 2-acre lot; Lot dimensions approximately 461 x 171 x 461 x 171

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Bedroom 2 (main level); Bedroom 3 (main level)
• Flooring: Vinyl flooring; Carpet
• Heating & cooling: Forced air heating (oil); Central air conditioning
• Interior features: Window screens; Window treatments; Security system
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 8.7% vs local median 2.8% in Economy — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#855 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Freedom Area SD (suburban): math 24% / reading 45% proficiency, ranked #416 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Freedom Area El Sch (math 27% / reading 52%, grade F, #947 of 1,518 statewide, top 65%, 438 students, 53% FRL); Freedom Area Ms (math 19% / reading 42%, grade F, #376 of 512 statewide, top 74%, 370 students, 60% FRL); Freedom Area Shs (math 37% / reading 24%, grade F, #344 of 437 statewide, top 79%, 402 students, 48% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 272 units permitted in Beaver County in 2024 (80 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Beaver County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.07% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.8

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-6,772
• Equity at exit: $27,569

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $23,920
• Equity at exit: $15,987

Cash invested: $51,772 (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 15042

• Active inventory: 35
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,984 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$156 /mo · $1,878/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $364

Break-even live

Break-even rent $1,523

Max offer price $184,900

Occupancy floor 77%

Sensitivity live

Price	-10% $469	-5% $417	+0% $364	+5% $312	+10% $260
Rent	-10% $208	-5% $286	+0% $364	+5% $443	+10% $521
Rate	-1.0pp $457	-0.5pp $411	base $364	+0.5pp $316	+1.0pp $268

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
90 Berkley Manor Dr Cranberry Township, PA	1.0–3.0	1.0–2.0	1023	$1,874	$1.83	3d	16	1.28mi
26 Monmouth Dr Cranberry Township, PA	3.0	1.5	1470	$2,150	$1.46	3d	1	1.42mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $184,900 Pending 5 DOM
2. 2026-06-05
   days on market $184,900 Active 4 DOM
3. 2026-06-03
   days on market $184,900 Active 3 DOM
4. 2026-06-02
   days on market $184,900 Active 2 DOM
5. 2026-06-01
   remarks 693-char remark
6. 2026-06-01
   listed $184,900 Active 1 DOM

ⓘ 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: $1,878 · $156/mo
• Projected year-2 tax: $2,400 · $200/mo
• Expected delta: +$522/yr (+$43/mo · 27.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,811
• − Mortgage interest: −$10,357
• − Property taxes: −$1,878
• − Insurance: −$924
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$5,379
• Taxable income: $1,462
• Est. tax owed @ 24.0%: −$351
• After-tax cash flow: $4,021/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: Freedom Area SD
• NCES district ID: 4210380
• Math proficiency: 24% ▼ -18.00%
• Reading proficiency: 45% ▼ -13.00%
• Median HH income: $51,392
• Composite: 29.98/100
• National rank: #6369
• State rank: #416 of 539 in PA

Livability — Economy

• Score: 69/100
• State rank: #855
• US rank: #8973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 9,574
• Population (ZIP): 7,859

Population outlook (Beaver County) Hauer SSP2

• Today (2025): 164,976 people
• By 2030: 161,449 · -2.1%
• By 2040: 151,752 · -8.0%
• By 2050: 141,155 · -14.4%
• By 2075: 118,142 · -28.4%
• By 2100: 91,740 · -44.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 9% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Russian/Polish/Slavic 2% Spanish 1%

Political lean MEDSL · Beaver

• 2024 margin: Strong R (+20.7) · D 39.2% · R 59.9%
• 2008→2024 swing: -17.9pp toward R · 2008: -2.8pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+17.7 2016: R+20.1 2012: R+6.6 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.69%
• Current HPI: 241.6334
• 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

• 2026-05-30 Listed $184,900 West Penn MLS

Property tax history

+5.2%/yr

Latest (2026): $1,878 · +6.3% YoY. Source: county tax records.