1290 Woodhaven Dr · Hickory Hills, PA 18661

$99,900

3 bd · 2.0 ba · 1,210 sqft · Manufactured public records · 20 Days on market

Built 1994 0.26 ac lot $72/mo HOA · 5% of rent

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

Key facts

• 0.26 acre lot
• Built 1994
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,624 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $72k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.40% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.94%
• DSCR: 1.75
• GRM: 5.9

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: 36.9%
• Equity multiple: 3.85×
• Total profit: $79,594
• Equity at exit: $89,998

10-year hold

• IRR: 31.7%
• Equity multiple: 8.67×
• Total profit: $214,678
• Equity at exit: $194,084

Cash invested: $27,972 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$42
• HOA: −$72
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $395

Break-even live

Break-even rent $900

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $451	-5% $423	+0% $395	+5% $367	+10% $338
Rent	-10% $284	-5% $340	+0% $395	+5% $450	+10% $506
Rate	-1.0pp $445	-0.5pp $420	base $395	+0.5pp $369	+1.0pp $343

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Lee Rd White Haven, PA	3.0	2.0	1000	$1,400	$1.40	45d	1	0.84mi

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 10 events

1. 2026-03-25
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

2. 2026-03-25
   status Pending 195-char remark

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

3. 2026-03-25
   status Pending

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

4. 2026-03-05
   status Active

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

5. 2026-03-05
   listed $99,900 Active 195-char remark

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

6. 2026-03-04
   listed $99,900 Active 195-char remark

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

7. 2026-03-04
   historical

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

8. 2026-03-04
   listed $99,900 Active

   Show marketing remark (195 chars)

   Bring your tools and ideas to this well situated property on private lot waiting for your finishing touches! Cash or Conventional offers only, property was a rental and tenant recently moved out.

9. 2007-06-05
   soldstatus $72,000
10. 2005-12-22
    soldstatus $7,200

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $1,231 · $103/mo
• Expected delta: +$348/yr (+$29/mo · 39.4%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,800
• − Mortgage interest: −$5,596
• − Property taxes: −$883
• − Insurance: −$500
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$864
• − Depreciation: −$2,906
• Taxable income: $3,363
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $3,932/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Hickory Hills

• Score: 57/100
• State rank: #1624
• US rank: #22283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hickory Hills, PA
• Population (ZIP): 5,541

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 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: ▲ 38.68%
• Current HPI: 296.5596
• 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

+1287.5% since first listed

10 events — show timeline

• 2026-03-25 Pending — LCAR
• 2026-03-25 Pending — GSBR as distributed by MLS GRID
• 2026-03-25 Pending — BRIGHT MLS
• 2026-03-05 Relisted — BRIGHT MLS
• 2026-03-05 Listed $99,900 LCAR
• 2026-03-04 Listed $99,900 BRIGHT MLS
• 2026-03-04 Listing Removed — BRIGHT MLS
• 2026-03-04 Listed $99,900 GSBR as distributed by MLS GRID
• 2007-06-05 Sold (Public Records) $72,000 Public Records
• 2005-12-22 Sold (Public Records) $7,200 Public Records

Property tax history

+2.8%/yr

Latest (2026): $883 · +4.6% YoY. Source: county tax records.