251 Tee Dr · East Huntingdon, PA 15688

$75,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 1 Days on market

Built 2016

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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
• Appreciation +5.6/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

Key facts

• Huge island
• Walk in closet
• Built in desk

Tags

• COLONIAL ARCHITECTURE
• FULLY EQUIPPED KITCHEN
• HUGE ISLAND
• WALK IN CLOSET
• BUILT IN DESK
• 2 DECKS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Southmoreland SD (suburban): math 29% / reading 51% proficiency, ranked #359 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 415 units permitted in Westmoreland County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($519 loan paydown + $945 appreciation (1.3% local appreciation)).
• Westmoreland County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $75,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.60% ✓
• Cap rate: 11.73%
• Cash-on-cash: 19.43%
• DSCR: 1.86
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.15×
• Total profit: $24,089
• Equity at exit: $26,625

10-year hold

• IRR: 24.8%
• Equity multiple: 4.07×
• Total profit: $64,434
• Equity at exit: $36,185

Cash invested: $21,000 (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 15688

• Home prices YoY: 1.2%
• Active inventory: 3
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$183 /mo · $2,202/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $340

Break-even live

Break-even rent $770

Max offer price $75,000

Occupancy floor 67%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Valley Hi Ln Ruffs Dale, PA	2.0–3.0	1.0–2.0	980	$1,200	$1.22	1d	1	1.04mi

Listing history 13 events

1. 2026-06-17
   price $75,000 Under Contract 1 DOM
2. 2026-05-13
   status Under Contract
3. 2026-05-12
   listed $80,000 Active
4. 2022-06-28
   soldstatus $76,000 Closed 713-char remark

   Show marketing remark (713 chars)

   Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

5. 2022-06-21
   status Pending 713-char remark

   Show marketing remark (713 chars)

   Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

6. 2022-04-19
   historical Contingent 713-char remark

   Show marketing remark (713 chars)

   Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

7. 2022-02-21
   price $78,000 713-char remark

   Show marketing remark (713 chars)

   Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

8. 2022-01-11
   listed $79,930 Active 713-char remark

   Show marketing remark (713 chars)

   Welcome to low maintenance living in this tastefully upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and newer landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! Keep onsite or relocate to your own lot. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

9. 2021-11-09
   price $79,930 739-char remark

   Show marketing remark (739 chars)

   Enjoy low maintenance living in this completely upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Modern open-concept floor plan. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and tasteful landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! keep on site in Huntingdon Pointe. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

10. 2021-09-09
    price $86,000 739-char remark

    Show marketing remark (739 chars)

    Enjoy low maintenance living in this completely upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Modern open-concept floor plan. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and tasteful landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! keep on site in Huntingdon Pointe. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

11. 2021-07-11
    listed $96,000 Active 739-char remark

    Show marketing remark (739 chars)

    Enjoy low maintenance living in this completely upgraded home! Fully equipped kitchen with massive island, pantry, plenty of counter space and recessed lighting. Modern open-concept floor plan. Master bedroom features huge walk-in closet with clothing organizers, a vanity area and double sinks in the en-suite bathroom. A built-in desk area makes for the perfect home office space. The exterior of the property has two decks for outdoor entertaining, a storage shed and tasteful landscaping. Laundry and mudroom area offer so many extra touches - this is not your typical manufactured home! keep on site in Huntingdon Pointe. Contact UMH Properties (Huntingdon Pointe management company) for lot rent promotions and new tenant pricing.

12. 2006-05-01
    soldstatus $38,000
13. 2005-07-10
    listed $45,000

ⓘ 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: $2,202 · $183/mo
• Projected year-2 tax: $2,202 · $183/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: $14,400
• − Mortgage interest: −$4,201
• − Property taxes: −$2,202
• − Insurance: −$375
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,182
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,327/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: Southmoreland SD
• NCES district ID: 4222410
• Math proficiency: 29% ▼ -26.00%
• Reading proficiency: 51% ▼ -19.00%
• Median HH income: $43,274
• Composite: 33.76/100
• National rank: #5368
• State rank: #359 of 539 in PA

Livability — East Huntingdon

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

Census & demographics

• Population (ZIP): 666

Population outlook (Westmoreland County) Hauer SSP2

• Today (2025): 342,555 people
• By 2030: 331,717 · -3.2%
• By 2040: 304,976 · -11.0%
• By 2050: 277,444 · -19.0%
• By 2075: 224,607 · -34.4%
• By 2100: 171,084 · -50.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 12% Romanian 5% Polish 4%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Westmoreland

• 2024 margin: Strong R (+28.4) · D 35.4% · R 63.9%
• 2008→2024 swing: -11.7pp toward R · 2008: -16.7pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+28.3 2016: R+31.3 2012: R+23.7 2008: R+16.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.26%
• Current HPI: 104.841
• 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

+77.8% since first listed

12 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $80,000 FSBO.com
• 2022-06-28 Sold (MLS) $76,000 West Penn MLS
• 2022-06-21 Pending — West Penn MLS
• 2022-04-19 Contingent — West Penn MLS
• 2022-02-21 Price Changed $78,000 West Penn MLS
• 2022-01-11 Listed $79,930 West Penn MLS
• 2021-11-09 Price Changed $79,930 West Penn MLS
• 2021-09-09 Price Changed $86,000 West Penn MLS
• 2021-07-11 Listed $96,000 West Penn MLS
• 2006-05-01 Sold (MLS) $38,000 West Penn MLS
• 2005-07-10 Listed $45,000 West Penn MLS

Property tax history

+5.7%/yr

Latest (2026): $2,202 · +0.0% YoY. Source: county tax records.