Beacon Prestige #2 Plan · Bentleyville, PA 15314

$75,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 389 Days on market

Excellent condition

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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
• Condition / age +4.8/5.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Discover all-age living at its best in Bentleyville, PA! Nestled within 7.48 acres of picturesque landscape, our intimate community of 33 affordable sites invites residents of all generations to experience the warmth and connection of true neighborhood life. Here, community isn't just a word—it's a lifestyle. Join us and be part of a welcoming haven where affordable, quality living meets a genuine sense of belonging. Embrace the comfort, camaraderie, and charm of Bentleyville and find your place in a neighborhood that feels like home.

Key facts

• Listed 388 days

🏗️ New construction. The $75,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $45,894.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $76k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#658 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Bentworth SD (rural): math 35% / reading 68% proficiency, ranked #164 of 539 in PA (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $317 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.12% ✓
• Cap rate: 18.14%
• Cash-on-cash: 42.31%
• DSCR: 2.88
• GRM: 3.9

CMA / ARV

• ARV (median comp): $45,894
• List price: $75,900
• Delta: 65.38%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
321 Beallsville Rd Lot 11a	0.04mi	3/2.0	1,056 (-2%)	17mo	$53,900	$51	81
321 Beallsville Rd Lot 10a	0.04mi	2/2.0 (-1)	1,024 (-5%)	11mo	$49,900	$49	75
321 Beallsville Rd Lot 15a	0.04mi	2/2.0 (-1)	1,024 (-5%)	15mo	$49,900	$49	72
321 Beallsville Rd Lot 14a	0.04mi	2/2.0 (-1)	990 (-8%)	17mo	$49,900	$50	65

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: 39.0%
• Equity multiple: 2.67×
• Total profit: $21,436
• Equity at exit: $6,843

10-year hold

• IRR: 45.5%
• Equity multiple: 5.35×
• Total profit: $55,884
• Equity at exit: $3,968

Cash invested: $12,850 (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 15314

• Home prices YoY: -3.2%
• Active inventory: 16
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $688/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $453

Break-even live

Break-even rent $401

Max offer price $45,894

Occupancy floor 49%

Sensitivity live

Price	-10% $485	-5% $469	+0% $453	+5% $437	+10% $421
Rent	-10% $376	-5% $415	+0% $453	+5% $492	+10% $530
Rate	-1.0pp $476	-0.5pp $465	base $453	+0.5pp $441	+1.0pp $429

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: $11,473
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 S Main St Unit 2 Ellsworth, PA	2.0	1.0	900	$975	$1.08	44d	1	0.33mi

Listing history 15 events

1. 2026-06-21
   days on market $75,900 Active 389 DOM
2. 2026-06-18
   days on market $75,900 Active 386 DOM
3. 2026-06-17
   days on market $75,900 Active 385 DOM
4. 2026-06-16
   days on market $75,900 Active 384 DOM
5. 2026-06-15
   days on market $75,900 Active 383 DOM
6. 2026-06-13
   days on market $75,900 Active 381 DOM
7. 2026-06-13
   days on market $75,900 Active 380 DOM
8. 2026-06-09
   days on market $75,900 Active 377 DOM
9. 2026-06-08
   days on market $75,900 Active 376 DOM
10. 2026-06-07
    days on market $75,900 Active 375 DOM
11. 2026-06-03
    days on market $75,900 Active 371 DOM
12. 2026-06-02
    days on market $75,900 Active 370 DOM
13. 2026-06-01
    days on market $75,900 Active 369 DOM
14. 2026-05-31
    days on market $75,900 Active 368 DOM
15. 2025-05-29
    listed $75,900 Active 546-char remark

    Show marketing remark (546 chars)

    Discover all-age living at its best in Bentleyville, PA! Nestled within 7.48 acres of picturesque landscape, our intimate community of 33 affordable sites invites residents of all generations to experience the warmth and connection of true neighborhood life. Here, community isn't just a word—it's a lifestyle. Join us and be part of a welcoming haven where affordable, quality living meets a genuine sense of belonging. Embrace the comfort, camaraderie, and charm of Bentleyville and find your place in a neighborhood that feels like home.

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,700
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$229
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,335
• Taxable income: $5,004
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $4,236/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

Excellent 95/100 None rehab

This Beacon Prestige #2 Plan manufactured home in Bentleyville, PA is in excellent condition with no visible repairs needed. It offers a good balance of modern amenities and a welcoming exterior, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ 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: Bentworth SD
• NCES district ID: 4203360
• Math proficiency: 35% ▼ -12.00%
• Reading proficiency: 68% ▼ -1.00%
• Median HH income: $47,992
• Composite: 43.7/100
• National rank: #2954
• State rank: #164 of 539 in PA

Livability — Bentleyville

• Score: 72/100
• State rank: #658
• US rank: #6439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bentleyville, PA
• Population (ZIP): 3,490

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 10% Serbian 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 0%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.80%
• Current HPI: 208.2692
• 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

• 2025-05-29 Listed $75,900 Zillow