2855 E 30th St · Wesleyville, PA 16510

$49,900

2 bd · 1.0 ba · 720 sqft · Manufactured public records · 17 Days on market

Built 1985 0.39 ac lot

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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 +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Currently mobile home is being used as a rental. ($500/month) Sale includes additional adjoining lots: Parcel 50-005-063.0-006.01, 50-005-063.0-006.00. Lot size and taxes reflect all 3 parcels. Value is in the land. Great location for home site!

Key facts

• 0.39 acre lot
• Built 1985
• Listed 17 days

Tags

• GREAT LOCATION FOR HOME SITE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#195 in PA, #1,671 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools D+, crime D+, employment D.
• Iroquois SD (suburban): math 39% / reading 55% proficiency, ranked #236 of 539 in PA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 77 active listings in the ZIP; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Erie County population projected at -14% 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 2.29% ✓
• Cap rate: 19.49%
• Cash-on-cash: 47.12%
• DSCR: 3.10
• GRM: 3.6

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: 44.5%
• Equity multiple: 2.92×
• Total profit: $26,883
• Equity at exit: $7,440

10-year hold

• IRR: 50.4%
• Equity multiple: 5.90×
• Total profit: $68,502
• Equity at exit: $4,314

Cash invested: $13,972 (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 16510

• Home prices YoY: -33.7%
• Active inventory: 77
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,143 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $549

Break-even live

Break-even rent $448

Max offer price $49,900

Occupancy floor 47%

Sensitivity live

Price	-10% $577	-5% $563	+0% $549	+5% $535	+10% $520
Rent	-10% $458	-5% $504	+0% $549	+5% $594	+10% $639
Rate	-1.0pp $574	-0.5pp $561	base $549	+0.5pp $536	+1.0pp $523

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $49,900 Active 17 DOM
2. 2026-06-18
   days on market $49,900 Active 15 DOM
3. 2026-06-17
   days on market $49,900 Active 14 DOM
4. 2026-06-16
   days on market $49,900 Active 13 DOM
5. 2026-06-15
   days on market $49,900 Active 12 DOM
6. 2026-06-13
   days on market $49,900 Active 10 DOM
7. 2026-06-12
   days on market $49,900 Active 9 DOM
8. 2026-06-09
   days on market $49,900 Active 6 DOM
9. 2026-06-08
   days on market $49,900 Active 5 DOM
10. 2026-06-08
    days on market $49,900 Active 4 DOM
11. 2026-06-07
    days on market $49,900 Active 3 DOM
12. 2026-06-04
    remarks 245-char remark
13. 2026-06-04
    pricestatuslisting id $49,900 Active 1 DOM
14. 2025-09-28
    status Pending
15. 2025-09-18
    listed $50,000 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: $860 · $72/mo
• Projected year-2 tax: $860 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,714
• − Mortgage interest: −$2,795
• − Property taxes: −$860
• − Insurance: −$250
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$1,452
• Taxable income: $6,163
• Est. tax owed @ 24.0%: −$1,479
• After-tax cash flow: $5,105/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: Iroquois SD
• NCES district ID: 4212210
• Math proficiency: 39% ▼ -13.00%
• Reading proficiency: 55% ▼ -12.00%
• Median HH income: $50,338
• Composite: 40.27/100
• National rank: #3766
• State rank: #236 of 539 in PA

Livability — Wesleyville

• Score: 80/100
• State rank: #195
• US rank: #1671

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wesleyville, PA
• Population (ZIP): 25,152

Population outlook (Erie County) Hauer SSP2

• Today (2025): 272,159 people
• By 2030: 266,299 · -2.2%
• By 2040: 250,987 · -7.8%
• By 2050: 234,925 · -13.7%
• By 2075: 199,164 · -26.8%
• By 2100: 162,985 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 6% Black 6% Asian 4% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 12% Subsaharan African 2% Lithuanian 2%
• Foreign-born: 8% · Vietnam, India, Canada
• Languages at home: 88% English-only · Arabic 3% Spanish 3% Other Indo-European 2%

Political lean MEDSL · Erie

• 2024 margin: Toss-up / Even · D 49.0% · R 50.0%
• 2008→2024 swing: -20.9pp toward R · 2008: 19.9pp · 2024: -1.0pp
• All cycles: 2024: R+1.0 2020: D+1.0 2016: R+2.0 2012: D+16.9 2008: D+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -122.36%
• Current HPI: 240.7222
• 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

2 events — show timeline

• 2025-09-28 Pending — GEBOR
• 2025-09-18 Listed $50,000 GEBOR

Property tax history

+1.0%/yr

Latest (2026): $860 · -21.6% YoY. Source: county tax records.