151 Pine Echo Rd · West Providence, PA 15537

$175,000

3 bd · 2.0 ba · 1,056 sqft · Other public records · 28 Days on market

Built 1977 1.34 ac lot

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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 +13.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on 1.34 private acres, this well-maintained double-wide manufactured home offers comfort, space, and convenience just minutes from downtown Everett. Featuring 3 bedrooms and 2 full baths, the home includes a living room, kitchen w/ range and refrigerator, and dining area designed for easy everyday living. Enjoy outdoor living with a welcoming covered front porch and a large rear deck--partially covered--perfect for grilling or relaxing and taking in the peaceful, scenic views. The home sits on a concrete block crawl space and is equipped with oil forced-air heat and central air conditioning for year-round comfort. Large 30' x 40' detached garage that is heated and cooled--ideal for a wo

Key facts

• Private acres
• Covered front porch
• Oil forced-air heat

Tags

• PRIVATE ACRES
• COVERED FRONT PORCH
• LARGE REAR DECK
• CONCRETE BLOCK CRAWL SPACE
• OIL FORCED-AIR HEAT
• CENTRAL AIR CONDITIONING

Property features AI

Exterior

• Parking: 4-car garage
• Utilities: Private well water
• Home design: Manufactured home; Single-story; Aluminum siding; Metal roof; Skyline model
• Construction: Aluminum siding construction; Metal roof; Crawl space foundation; Built as a manufactured home (Skyline)
• Exterior features: Deck; Porch; Shed(s); 1.34 acre lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Cooling
• Interior features: Insulated windows; 8 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $7 ($90/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 $142k (19.0% below list).
• Recommended offer: $142k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Everett Area SD (rural): math 32% / reading 52% proficiency, ranked #337 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Everett Area El Sch (math 31% / reading 53%, grade F, #883 of 1,518 statewide, top 61%, 435 students, 100% FRL); Everett Area Ms (math 18% / reading 48%, grade F, #346 of 512 statewide, top 69%, 293 students, 56% FRL); Everett Area Hs (math 72% / reading 75%, grade B+, #33 of 437 statewide, top 7%, 360 students, 35% FRL) — zoned schools average 64% FRL vs 46% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $141,777 (19.0% below list)

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.95×
• Total profit: $95,747
• Equity at exit: $157,654

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $281,509
• Equity at exit: $339,987

Cash invested: $49,000 (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 15537

• Home prices YoY: 17.3%
• Active inventory: 62
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,418 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $7

Break-even live

Break-even rent $1,408

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $107	-5% $57	+0% $7	+5% $-42	+10% $-92
Rent	-10% $-105	-5% $-49	+0% $7	+5% $63	+10% $119
Rate	-1.0pp $96	-0.5pp $52	base $7	+0.5pp $-38	+1.0pp $-84

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-30
   listed $175,000 Active 987-char remark

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $2,114 · $176/mo
• Expected delta: +$651/yr (+$54/mo · 44.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,013
• − Mortgage interest: −$9,803
• − Property taxes: −$1,463
• − Insurance: −$875
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$5,091
• Taxable loss: −$2,941
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $795/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: Everett Area SD
• NCES district ID: 4209360
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 52% ▼ -9.00%
• Median HH income: $41,322
• Composite: 35.24/100
• National rank: #4979
• State rank: #337 of 539 in PA

Livability — West Providence

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

Census & demographics

• Population (ZIP): 8,272

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.19%
• Current HPI: 252.292
• 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

2 events — show timeline

• 2026-05-28 Pending — AHARMLS
• 2026-04-30 Listed $175,000 AHARMLS

Property tax history

+1.1%/yr

Latest (2026): $1,463 · +5.9% YoY. Source: county tax records.