5321 Loomis St Lot 22 · North East, PA 16428

$43,000

3 bd · 2.0 ba · 910 sqft · SingleFamily · 22 Days on market

Built 2013 Good condition $47/sqft · 75% below area $461/mo HOA · 28% of rent

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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 +4.9/10.0
• Livability +4.4/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Truly move-in ready mobile home in Rolling Meadows mobile home park. Manufactured in 2013 and placed in 2014, this home presents beautifully with a clean and open interior space. Featuring a fully equipped kitchen with dining area, comfortable living room and laundry room with walkout. Primary bedroom includes an attached en suite bathroom and walk in closet area. Opposite end of the unit features two secondary bedrooms and a full guest bathroom. Great curb appeal in the exterior space with a well-manicured landscape, attached deck, shaded trees and a small flowing creek behind the home.

Key facts

• Attached deck
• Small flowing creek
• Walk in closet

Tags

• FULLY EQUIPPED KITCHEN
• ATTACHED DECK
• WALK IN CLOSET
• WELL MANICURED LANDSCAPE
• SMALL FLOWING CREEK

Property features AI

Finance

• HOA & community: Homeowners association with an association fee; Association fee covers grounds maintenance and snow removal

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Deck; Shed(s)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Storage space; No basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $43k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $43k).
• Recommended offer: $42k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.5% vs local median 3.3% in North East — 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 88/100 on livability (#42 in PA, #233 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+.
• North East SD (town): math 47% / reading 69% proficiency, ranked #88 of 539 in PA (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 61 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $297 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 $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $42,355 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.84% ✓
• Cap rate: 21.51%
• Cash-on-cash: 54.35%
• DSCR: 3.42
• GRM: 2.2

CMA / ARV

• ARV (median comp): $171,563
• List price: $43,000
• Delta: -74.94%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11161 Alder Ct	0.19mi	3/2.0	1,004 (+10%)	21mo	$169,900	$169	57
121 S Washington St	0.51mi	3/2.0	938 (+3%)	21mo	$170,000	$181	54
4164 Emily Dr	0.57mi	3/1.0	976 (+7%)	11mo	$205,000	$210	48
10644 W Main Rd #45	0.74mi	2/2.0 (-1)	980 (+8%)	11mo	$43,500	$44	38

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: 52.9%
• Equity multiple: 3.33×
• Total profit: $28,073
• Equity at exit: $6,411

10-year hold

• IRR: 58.2%
• Equity multiple: 6.85×
• Total profit: $70,422
• Equity at exit: $3,718

Cash invested: $12,040 (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 16428

• Home prices YoY: -26.0%
• Active inventory: 61
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $645/yr
• Insurance: −$18
• HOA: −$461
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $545

Break-even live

Break-even rent $960

Max offer price $43,000

Occupancy floor 62%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 N Pearl St North East, PA	1.0–3.0	1.0–1.5	1125	$1,650	$1.47	44d	2	1.06mi

HOA detail

• Monthly dues: $461 · $5,532/yr

Listing history 3 events

1. 2026-04-30
   status Active 594-char remark
2. 2026-04-30
   status Pending 594-char remark
3. 2026-04-27
   listed $43,000 Active 594-char remark

ⓘ 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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$2,409
• − Property taxes: −$645
• − Insurance: −$215
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − HOA: −$5,532
• − Depreciation: −$1,251
• Taxable income: $6,580
• Est. tax owed @ 24.0%: −$1,579
• After-tax cash flow: $4,965/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

Good 75/100 Cosmetic rehab

This move-in ready mobile home in Rolling Meadows mobile home park is in good condition with a good curb appeal. It needs cosmetic updates to the kitchen and interior walls to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen countertops — dated and in need of updating
• Moderate kitchen flooring — dated and in need of updating
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing the kitchen will increase both resale and rental value
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics
• Both landscape and enhance curb appeal — improved landscaping will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen countertops · dated and in need of updating	Moderate	$3,000–15,000
kitchen flooring · dated and in need of updating	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 4 items		$9,500–48,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing the kitchen will increase both resale and rental value ↑
• Both paint interior walls — fresh paint will improve the home's curb appeal and interior aesthetics ↑
• Both landscape and enhance curb appeal — improved landscaping will increase both resale and rental value ↑

ⓘ 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: North East SD
• NCES district ID: 4217160
• Math proficiency: 47% ▼ -15.00%
• Reading proficiency: 69% ▼ -8.00%
• Median HH income: $48,844
• Composite: 49.22/100
• National rank: #2037
• State rank: #88 of 539 in PA

Livability — North East

• Score: 88/100
• State rank: #42
• US rank: #233

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,508

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 13% Lithuanian 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Arabic 1% Spanish 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: ▼ -90.46%
• Current HPI: 257.9847
• 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 events — show timeline

• 2026-05-19 Pending — GEBOR
• 2026-04-30 Relisted — GEBOR
• 2026-04-30 Pending — GEBOR
• 2026-04-27 Listed $43,000 GEBOR