289 Park Dr · Jenkins, PA 18640

$109,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured · 63 Days on market

Built 2023 Good condition $81/sqft · 26% below area Est $146k · 26% under

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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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Meticulously maintained 3-bedroom, 2-bath ranch-style manufactured home, purchased new in 2023, located in the Pittston Area School District. Offering approximately 1,344 sq ft of comfortable living space, this home features a desirable open-concept layout with a spacious living room that flows seamlessly into the kitchen and dining area, complete with a center island and ample cabinetry.

Key facts

• Built 2023
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $102k (6.0% 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.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Recommended offer $102,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.27% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

• ARV (median comp): $146,459
• List price: $109,000
• Delta: -25.58%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Upper West Dr	0.31mi	3/1.5	1,380 (+3%)	15mo	$50,000	$36	67

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: 3.6%
• Equity multiple: 1.14×
• Total profit: $4,260
• Equity at exit: $16,252

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $31,996
• Equity at exit: $9,424

Cash invested: $30,520 (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 18640

• Home prices YoY: -34.9%
• Active inventory: 103
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,389 high
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $344

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 70%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 E Saylor Ave Wilkes Barre, PA	3.0	1.0	1300	$1,550	$1.19	44d	1	1.10mi
296 Wyoming Ave Wyoming, PA	2.0	1.0	1500	$1,599	$1.07	13d	1	1.20mi
111 W Pettebone St Wyoming, PA	3.0	1.0	1246	$1,900	$1.52	13d	1	1.37mi
524 Spring St #2 Jenkins Township, PA	2.0	1.0	1300	$925	$0.71	43d	1	1.40mi
524 Spring St Pittston, PA	2.0	1.0	1450	$900	$0.62	43d	1	1.40mi

Listing history 15 events

1. 2026-06-18
   days on market $109,000 Active 63 DOM
2. 2026-06-17
   days on market $109,000 Active 62 DOM
3. 2026-06-16
   days on market $109,000 Active 61 DOM
4. 2026-06-15
   days on market $109,000 Active 60 DOM
5. 2026-06-14
   days on market $109,000 Active 58 DOM
6. 2026-06-13
   days on market $109,000 Active 57 DOM
7. 2026-06-10
   days on market $109,000 Active 55 DOM
8. 2026-06-09
   days on market $109,000 Active 54 DOM
9. 2026-06-08
   days on market $109,000 Active 53 DOM
10. 2026-06-07
    days on market $109,000 Active 52 DOM
11. 2026-06-02
    days on market $109,000 Active 47 DOM
12. 2026-06-01
    days on market $109,000 Active 46 DOM
13. 2026-05-31
    days on market $109,000 Active 45 DOM
14. 2026-05-30
    days on market $109,000 Active 44 DOM
15. 2026-04-16
    listed $109,000 Active 391-char remark

    Show marketing remark (391 chars)

    Meticulously maintained 3-bedroom, 2-bath ranch-style manufactured home, purchased new in 2023, located in the Pittston Area School District. Offering approximately 1,344 sq ft of comfortable living space, this home features a desirable open-concept layout with a spacious living room that flows seamlessly into the kitchen and dining area, complete with a center island and ample cabinetry.

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,665
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$3,171
• Taxable income: $2,542
• Est. tax owed @ 24.0%: −$610
• After-tax cash flow: $3,516/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 · 3 photos

Good 80/100 Cosmetic rehab

This meticulously maintained 3-bedroom, 2-bath manufactured home is in good condition with a fresh, inviting interior and a well-maintained exterior. Minor updates like painting and replacing the ceiling fan can significantly enhance its value.

Value-add opportunities

• Both Paint the interior walls and ceiling — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Replace the ceiling fan with a modern model — A modern ceiling fan can improve the home's energy efficiency and add a stylish touch.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the interior walls and ceiling — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Replace the ceiling fan with a modern model — A modern ceiling fan can improve the home's energy efficiency and add a stylish touch. ↑

ⓘ 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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Jenkins

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

Census & demographics

• Census place: Inkerman, PA
• Population (ZIP): 16,418

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.89%
• Current HPI: 191.973
• 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

• 2026-04-16 Listed $109,000 LCAR