49 Meadowview Dr · Centre, PA 17068

$90,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 23 Days on market

Built 1998

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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 +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Some homes just feel easy to settle into—and 49 Meadowview Dr has that kind of quiet, comfortable charm. This 1998 Stone mobile home sits in a peaceful New Bloomfield setting with mature trees, a spacious yard, and a rear deck that gives you a perfect place to slow down and enjoy the view. Inside, the home offers a practical and welcoming layout with an open living area, large windows, warm wood-tone trim, and a cozy fireplace that anchors the main living space. The kitchen provides plenty of cabinet storage, included appliances, and convenient access to the laundry/utility area and rear entrance. Outside, you’ll appreciate the off-street parking, storage shed, and yard space th

Key facts

• Spacious yard
• Large windows
• Open living area

Tags

• SPACIOUS YARD
• REAR DECK
• OPEN LIVING AREA
• LARGE WINDOWS
• PLENTY OF CABINET STORAGE
• INCLUDED APPLIANCES

Property features AI

Finance

• Other: Listing indicates ground rent income/expense applies
• Financial info: Monthly ground rent $450; Annual tax information available

Exterior

• Parking: Driveway parking (3 spaces); Total of 3 garage and parking spaces
• Utilities: Community water; Private sewer
• Home design: Manufactured property; Modular/Manufactured construction; Manufactured/Stone make; Effective renovation year 2026
• Construction: Above-grade living area; Finished above-grade area approximately 1,568
• Exterior features: Not in a federal flood zone; Ground rent applies (monthly payment)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: 90% forced air heating; Propane (leased) heating fuel; Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; One fireplace

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 $954 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carroll El Sch (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 331 students, 46% FRL); West Perry Ms (math 23% / reading 61%, grade D-, #221 of 512 statewide, top 45%, 496 students, 52% FRL); West Perry Shs (math 72% / reading 87%, grade A-, #19 of 437 statewide, top 4%, 686 students, 38% FRL).
• Market conditions: 19 active listings in the ZIP; 107 units permitted in Perry 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.
• Perry County population projected at -19% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,650 (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. 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.
3. 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.
4. 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: 2.16% ✓
• Cap rate: 19.01%
• Cash-on-cash: 45.41%
• DSCR: 3.02
• GRM: 3.9

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $46,159
• Equity at exit: $13,419

10-year hold

• IRR: 48.6%
• Equity multiple: 5.70×
• Total profit: $118,430
• Equity at exit: $7,782

Cash invested: $25,200 (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 17068

• Home prices YoY: -14.6%
• Active inventory: 19
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,948 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$75 /mo · $906/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $954

Break-even live

Break-even rent $740

Max offer price $90,000

Occupancy floor 46%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 23 DOM
2. 2026-06-17
   days on market $90,000 Active 22 DOM
3. 2026-06-16
   days on market $90,000 Active 21 DOM
4. 2026-06-15
   days on market $90,000 Active 20 DOM
5. 2026-06-14
   days on market $90,000 Active 18 DOM
6. 2026-06-13
   days on market $90,000 Active 17 DOM
7. 2026-06-10
   days on market $90,000 Active 15 DOM
8. 2026-06-09
   days on market $90,000 Active 14 DOM
9. 2026-06-08
   days on market $90,000 Active 13 DOM
10. 2026-06-07
    days on market $90,000 Active 12 DOM
11. 2026-06-03
    days on market $90,000 Active 8 DOM
12. 2026-06-02
    days on market $90,000 Active 7 DOM
13. 2026-06-01
    days on market $90,000 Active 6 DOM
14. 2026-05-31
    days on market $90,000 Active 5 DOM
15. 2026-05-31
    days on market $90,000 Active 4 DOM
16. 2026-05-26
    listed $90,000 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: $906 · $75/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$258/yr (+$22/mo · 28.5%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,370
• − Mortgage interest: −$5,041
• − Property taxes: −$906
• − Insurance: −$450
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$2,618
• Taxable income: $10,616
• Est. tax owed @ 24.0%: −$2,548
• After-tax cash flow: $8,896/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Centre

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

Census & demographics

• Population (ZIP): 4,384

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3% Black 1%
• Common ancestry: Polish 5% Romanian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -27.07%
• Current HPI: 157.819
• 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

• 2026-05-26 Listed $90,000 BRIGHT MLS

Property tax history

+2.0%/yr

Latest (2026): $906 · -8.9% YoY. Source: county tax records.