3855 Route 215 Hwy #17 · Springfield, PA 16411

$59,900

2 bd · 2.0 ba · 924 sqft · SingleFamily · 71 Days on market

Built 1992 Good condition $65/sqft · 30% below area Est $85k · 30% under $395/mo HOA · 38% of rent

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +5.1/10.0
• DSCR +4.6/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Enjoy privacy as this home is located at the back of a small MHP. Large lot. New rubber roof, new windows, siding, skirting, furnace, back door, heat tapes, exterior lights. Master bath has a walk in shower and a very unique, custom vanity/sink. Updated 2nd bath. New flooring 2021/2022. A/C to stay cool in the summer. Storage shed 8x12. $395 Lot rent includes snow plowing, water, sewer and trash. Porch swing, grill and electric push mower stay. 8x20 deck. Small deck off back of home. Must be approved by park management.

Key facts

• 2 parking spots
• Built 1992
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $18 ($218/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% 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.
• Northwestern SD (town): math 35% / reading 48% proficiency, ranked #333 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 364 units permitted in Erie County in 2024 (188 in 5+ unit buildings).

Forward outlook

• In year one you build about $558 of equity ($414 loan paydown + $144 appreciation (0.2% local appreciation)).
• Erie County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.75% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 4.8

CMA / ARV

• ARV (median comp): $85,397
• List price: $59,900
• Delta: -29.86%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3855 Route 215 Hwy Unit A	0.16mi	2/2.0	952 (+3%)	5mo	$40,000	$42	84

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

Projected returns pro-forma

0.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $344
• Equity at exit: $18,115

10-year hold

• IRR: 6.1%
• Equity multiple: 1.68×
• Total profit: $11,474
• Equity at exit: $22,360

Cash invested: $16,772 (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 16411

• Home prices YoY: 0.1%
• Active inventory: 6
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$395
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $18

Break-even live

Break-even rent $1,024

Max offer price $59,900

Occupancy floor 93%

Sensitivity live

Price	-10% $60	-5% $39	+0% $18	+5% $-3	+10% $-23
Rent	-10% $-65	-5% $-23	+0% $18	+5% $60	+10% $101
Rate	-1.0pp $48	-0.5pp $33	base $18	+0.5pp $3	+1.0pp $-13

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $395 · $4,740/yr
• Likely covers: watersewertrashelectricsnow removal

Listing history 16 events

1. 2026-06-21
   days on market $59,900 Active 71 DOM
2. 2026-06-18
   days on market $59,900 Active 69 DOM
3. 2026-06-17
   days on market $59,900 Active 68 DOM
4. 2026-06-16
   days on market $59,900 Active 67 DOM
5. 2026-06-15
   days on market $59,900 Active 66 DOM
6. 2026-06-13
   days on market $59,900 Active 64 DOM
7. 2026-06-12
   days on market $59,900 Active 63 DOM
8. 2026-06-09
   days on market $59,900 Active 60 DOM
9. 2026-06-08
   days on market $59,900 Active 59 DOM
10. 2026-06-08
    days on market $59,900 Active 58 DOM
11. 2026-06-07
    pricedays on market $59,900 Active 57 DOM
12. 2026-06-04
    days on market $68,900 Active 54 DOM
13. 2026-06-02
    days on market $68,900 Active 53 DOM
14. 2026-06-01
    days on market $68,900 Active 52 DOM
15. 2026-05-31
    days on market $68,900 Active 51 DOM
16. 2026-04-10
    listed $68,900 Active 525-char remark

    Show marketing remark (525 chars)

    Enjoy privacy as this home is located at the back of a small MHP. Large lot. New rubber roof, new windows, siding, skirting, furnace, back door, heat tapes, exterior lights. Master bath has a walk in shower and a very unique, custom vanity/sink. Updated 2nd bath. New flooring 2021/2022. A/C to stay cool in the summer. Storage shed 8x12. $395 Lot rent includes snow plowing, water, sewer and trash. Porch swing, grill and electric push mower stay. 8x20 deck. Small deck off back of home. Must be approved by park management.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,564
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − HOA: −$4,740
• − Depreciation: −$1,743
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $334/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 · 13 photos

Good 75/100 Cosmetic rehab

This home is in good condition with recent updates, including a new roof, siding, and flooring. It is move-in ready with a large lot and updated bathrooms and kitchen.

Value-add opportunities

• Resale Paint exterior — Fresh paint can enhance curb appeal and property value.
• Rental Replace swing — A worn-out swing can deter potential tenants.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint can enhance curb appeal and property value. ↑
• Rental Replace swing — A worn-out swing can deter potential tenants. ↑

ⓘ 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: Northwestern SD
• NCES district ID: 4217880
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 48% ▼ -22.00%
• Median HH income: $48,180
• Composite: 35.51/100
• National rank: #4912
• State rank: #333 of 539 in PA

Livability — Springfield

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

Census & demographics

• County: Erie · 6,299 people
• Metro: Erie, PA
• Population (ZIP): 1,287
• Household income: $67,000
• Rent vs Own: 20.6% rent · 79.4% own

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 5% Romanian 5% Italian 2%
• Foreign-born: 3%
• Languages at home: 99% English-only · German/W. Germanic 1%

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: ▲ 0.24%
• Current HPI: 235.3549
• 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

• 2026-04-10 Listed $68,900 GEBOR