25 Coolspring St · Mercer, PA 16137

$107,500

4 bd · 2.5 ba · — sqft · MultiFamily · 364 Days on market

Good condition 0.66 ac lot

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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 +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Looking to add to your rental portfolio? Not 1 but 2 mobile homes on this property that are both fully rented with a great rental history that produce great income located just outside the Mercer Boro in Coolspring Twp. The front trailer is a 3 bedroom 1 bath mobile home with several updates that include uddated windows, metal roof, siding, skirting, furnace, hot water tank, & flooring. The front trailer rents for $750 per month + all utilities. The back trailer is a long term tenant on a month to month lease that pays $700 per month + utilities and handles the lawn care for the property. The back trailer has all new pex plumbing installed. Nice private setting thats just steps away from the town of Mercer.

Key facts

• Metal roof
• New pex plumbing
• Updated windows

Tags

• GREAT RENTAL HISTORY
• UPDATED WINDOWS
• METAL ROOF
• NEW PEX PLUMBING
• PRIVATE SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath multifamily listed at $108k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $95k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#810 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment C-, health & safety C-, amenities F.
• Mercer Area SD (town): math 42% / reading 63% proficiency, ranked #148 of 539 in PA (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 62 units permitted in Mercer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $743 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mercer County population projected at -22% 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 $30k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 364 days — a 12% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $94,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 364 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.47%
• DSCR: 1.96
• GRM: 5.5

CMA / ARV

No comps found within radius.

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 N Pitt St	0.23mi	4/2.0	—	12mo	$85,000	—	65
244 W Venango St	0.40mi	5/2.5 (+1)	—	9mo	$124,700	—	56

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $16,900
• Equity at exit: $16,029

10-year hold

• IRR: 22.8%
• Equity multiple: 2.96×
• Total profit: $58,977
• Equity at exit: $9,295

Cash invested: $30,100 (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 16137

• Home prices YoY: -30.6%
• Active inventory: 49
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,622 medium
• Mortgage (P&I): −$564
• Tax est. 1.5%: −$134 /mo · $1,612/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $538

Break-even live

Break-even rent $940

Max offer price $107,500

Occupancy floor 62%

Sensitivity live

Price	-10% $613	-5% $576	+0% $538	+5% $501	+10% $464
Rent	-10% $410	-5% $474	+0% $538	+5% $603	+10% $667
Rate	-1.0pp $593	-0.5pp $566	base $538	+0.5pp $511	+1.0pp $482

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$847
1× unit	0	0	$775
Total (2 units)			$1,622

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: $26,875
• Closing costs: $3,225
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-10
   days on market $107,500 Active 364 DOM
2. 2026-06-09
   days on market $107,500 Active 363 DOM
3. 2026-06-08
   days on market $107,500 Active 362 DOM
4. 2026-06-07
   days on market $107,500 Active 361 DOM
5. 2026-06-03
   days on market $107,500 Active 357 DOM
6. 2026-06-02
   days on market $107,500 Active 356 DOM
7. 2026-06-01
   days on market $107,500 Active 355 DOM
8. 2026-05-31
   days on market $107,500 Active 354 DOM
9. 2026-05-30
   days on market $107,500 Active 353 DOM
10. 2025-06-11
    listed $107,500 Active 721-char remark

    Show marketing remark (721 chars)

    Looking to add to your rental portfolio? Not 1 but 2 mobile homes on this property that are both fully rented with a great rental history that produce great income located just outside the Mercer Boro in Coolspring Twp. The front trailer is a 3 bedroom 1 bath mobile home with several updates that include uddated windows, metal roof, siding, skirting, furnace, hot water tank, & flooring. The front trailer rents for $750 per month + all utilities. The back trailer is a long term tenant on a month to month lease that pays $700 per month + utilities and handles the lawn care for the property. The back trailer has all new pex plumbing installed. Nice private setting thats just steps away from the town of Mercer.

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,464
• − Mortgage interest: −$6,022
• − Property taxes: −$1,612
• − Insurance: −$538
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$3,127
• Taxable income: $5,051
• Est. tax owed @ 24.0%: −$1,212
• After-tax cash flow: $5,249/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 · 5 photos

Good 75/100 Cosmetic rehab

This multi-family property features two mobile homes with good curb appeal and rental income. While the property is in good condition, it requires major repairs to windows and flooring to maximize its value.

Repairs flagged

• Major Windows — Windows appear old and may need replacement
• Major Flooring — Flooring is not visible and may need replacement

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace windows — New windows improve energy efficiency and curb appeal
• Both Replace flooring — New flooring enhances interior aesthetics and value
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Windows · Windows appear old and may need replacement	Major	$15,000–50,000
Flooring · Flooring is not visible and may need replacement	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace windows — New windows improve energy efficiency and curb appeal ↑
• Both Replace flooring — New flooring enhances interior aesthetics and value ↑
• Both Landscaping and curb appeal — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ 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: Mercer Area SD
• NCES district ID: 4215120
• Math proficiency: 42% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $49,082
• Composite: 44.68/100
• National rank: #2763
• State rank: #148 of 539 in PA

Livability — Mercer

• Score: 69/100
• State rank: #810
• US rank: #8243

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,327
• Population (ZIP): 12,327

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 108,341 people
• By 2030: 104,269 · -3.8%
• By 2040: 94,624 · -12.7%
• By 2050: 84,891 · -21.6%
• By 2075: 65,094 · -39.9%
• By 2100: 47,657 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 4% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 3% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Mercer

• 2024 margin: Solid R (+30.2) · D 34.5% · R 64.7%
• 2008→2024 swing: -29.9pp toward R · 2008: -0.3pp · 2024: -30.2pp
• All cycles: 2024: R+30.2 2020: R+26.0 2016: R+25.0 2012: R+2.5 2008: R+0.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.73%
• Current HPI: 155.9585
• 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

• 2025-06-11 Listed $107,500 West Penn MLS