24 Hillside Ests · Todd, PA 17233

$89,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 297 Days on market

Manufactured home Built 2025 $69/sqft · 51% below area

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Why this score? — see what drove the D+ 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 +16.6/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.9/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new 2025 3-bedroom, 2-bath manufactured home. This manufactured home features a large living room, kitchen area, and has a master bathroom and walk-in closet in the master bedroom. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $350 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

Key facts

• Built 2025
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $55 ($659/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (1.1% below list).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Central Fulton SD (rural): math 36% / reading 54% proficiency, ranked #278 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcconnellsburg El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 429 students, 50% FRL); Mcconnellsburg Ms (math 22% / reading 52%, grade F, #298 of 512 statewide, top 60%, 211 students, 51% FRL); Mcconnellsburg Hs (math 74% / reading 75%, grade A-, #31 of 437 statewide, top 7%, 291 students, 25% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago 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.
• Current owner paid $40k; list at $90k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $192,100
• List price: $89,900
• Delta: -53.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-11,039
• Equity at exit: $13,404

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-4,986
• Equity at exit: $7,773

Cash invested: $25,172 (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 17233

• Home prices YoY: -25.5%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$37
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $55

Break-even live

Break-even rent $820

Max offer price $89,900

Occupancy floor 89%

Sensitivity live

Price	-10% $106	-5% $80	+0% $55	+5% $30	+10% $4
Rent	-10% $-15	-5% $20	+0% $55	+5% $90	+10% $125
Rate	-1.0pp $100	-0.5pp $78	base $55	+0.5pp $32	+1.0pp $8

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   status $89,900 Pending 297 DOM
2. 2026-06-18
   days on market $89,900 Active 297 DOM
3. 2026-06-17
   days on market $89,900 Active 296 DOM
4. 2026-06-16
   days on market $89,900 Active 295 DOM
5. 2026-06-15
   days on market $89,900 Active 294 DOM
6. 2026-06-13
   days on market $89,900 Active 292 DOM
7. 2026-06-12
   days on market $89,900 Active 291 DOM
8. 2026-06-09
   days on market $89,900 Active 288 DOM
9. 2026-06-08
   days on market $89,900 Active 287 DOM
10. 2026-06-08
    days on market $89,900 Active 286 DOM
11. 2026-06-07
    days on market $89,900 Active 285 DOM
12. 2026-06-04
    days on market $89,900 Active 282 DOM
13. 2026-06-02
    days on market $89,900 Active 281 DOM
14. 2026-06-01
    days on market $89,900 Active 280 DOM
15. 2026-05-31
    days on market $89,900 Active 279 DOM
16. 2026-05-04
    status Active 458-char remark

    Show marketing remark (458 chars)

    Brand new 2025 3-bedroom, 2-bath manufactured home. This manufactured home features a large living room, kitchen area, and has a master bathroom and walk-in closet in the master bedroom. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $350 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

17. 2026-04-30
    historical 458-char remark

    Show marketing remark (458 chars)

    Brand new 2025 3-bedroom, 2-bath manufactured home. This manufactured home features a large living room, kitchen area, and has a master bathroom and walk-in closet in the master bedroom. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $350 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

18. 2025-08-21
    listed $89,900 Active 458-char remark

    Show marketing remark (458 chars)

    Brand new 2025 3-bedroom, 2-bath manufactured home. This manufactured home features a large living room, kitchen area, and has a master bathroom and walk-in closet in the master bedroom. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $350 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

19. 2025-08-21
    historical $89,900 458-char remark

    Show marketing remark (458 chars)

    Brand new 2025 3-bedroom, 2-bath manufactured home. This manufactured home features a large living room, kitchen area, and has a master bathroom and walk-in closet in the master bedroom. All new stainless appliances. Ready for a new owner! You don't want to miss out on this one! Lot rent is $350 a month. Buyer must receive community approval prior to settlement. Buyer has 3 months to install porch of their choice or porches are available to custom order.

20. 2022-05-31
    soldstatus $39,900 Closed 395-char remark

    Show marketing remark (395 chars)

    Call today to schedule your showing on this beautiful well-kept home. 3 bedrooms, 2 bath double wide on rented lot. Central Air was installed 2015. A few features include garden/soaking tub, a nice big shed & a huge back deck with roof and handicap ramp. Mobile can be moved, however If you are planning to keep it in Hillside Estates, you must have park approval before submitting offer.

21. 2022-04-18
    status Pending 395-char remark

    Show marketing remark (395 chars)

    Call today to schedule your showing on this beautiful well-kept home. 3 bedrooms, 2 bath double wide on rented lot. Central Air was installed 2015. A few features include garden/soaking tub, a nice big shed & a huge back deck with roof and handicap ramp. Mobile can be moved, however If you are planning to keep it in Hillside Estates, you must have park approval before submitting offer.

22. 2022-04-13
    listed $39,900 Active 395-char remark

    Show marketing remark (395 chars)

    Call today to schedule your showing on this beautiful well-kept home. 3 bedrooms, 2 bath double wide on rented lot. Central Air was installed 2015. A few features include garden/soaking tub, a nice big shed & a huge back deck with roof and handicap ramp. Mobile can be moved, however If you are planning to keep it in Hillside Estates, you must have park approval before submitting offer.

23. 2015-09-04
    soldstatus $28,500
24. 2015-09-04
    soldstatus $28,500 Sold
25. 2015-07-28
    status Contract
26. 2015-07-25
    price $28,500
27. 2015-02-18
    listed $30,000 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: $1,664 · $139/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $10,672
• − Mortgage interest: −$5,036
• − Property taxes: −$1,664
• − Insurance: −$450
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,615
• Taxable loss: −$801
• Est. tax savings @ 24.0%: +$192
• After-tax cash flow: $852/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: Central Fulton SD
• NCES district ID: 4214850
• Math proficiency: 36% ▼ -14.00%
• Reading proficiency: 54% ▼ -12.00%
• Median HH income: $45,014
• Composite: 38.09/100
• National rank: #4278
• State rank: #278 of 539 in PA

Livability — Todd

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

Census & demographics

• Population (ZIP): 5,103

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 13,762 people
• By 2030: 13,167 · -4.3%
• By 2040: 11,836 · -14.0%
• By 2050: 10,342 · -24.9%
• By 2075: 7,170 · -47.9%
• By 2100: 4,581 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Black 3% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 4% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+72.6) · D 13.5% · R 86.1%
• 2008→2024 swing: -24.0pp toward R · 2008: -48.6pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+72.0 2016: R+70.8 2012: R+56.6 2008: R+48.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.60%
• Current HPI: 136.17
• 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

+199.7% since first listed

12 events — show timeline

• 2026-05-04 Relisted — BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2025-08-21 Listed $89,900 BRIGHT MLS
• 2025-08-21 Coming Soon $89,900 BRIGHT MLS
• 2022-05-31 Sold (MLS) $39,900 BRIGHT MLS
• 2022-04-18 Pending — BRIGHT MLS
• 2022-04-13 Listed $39,900 BRIGHT MLS
• 2015-09-04 Sold (MLS) $28,500 MRIS
• 2015-09-04 Sold (MLS) $28,500 BRIGHT MLS
• 2015-07-28 Pending — MRIS
• 2015-07-25 Price Changed $28,500 MRIS
• 2015-02-18 Listed $30,000 MRIS

Property tax history

+6.0%/yr

Latest (2026): $1,664 · +80.0% YoY. Source: county tax records.