71 3rd Ln · Nescopeck, PA 18603

$30,000

3 bd · 1.0 ba · 980 sqft · Manufactured · 196 Days on market

Built 1982 Good condition Est $23k · 33% over $550/mo HOA · 38% of rent ↓ 14% since listing

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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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check this affordable move in ready home in Berwick! tasteful neutral colors throughout, lots of natural light! large living room are and a lovely dining area with built in cabinets! Complete with 3 bedrooms, this will not disappoint!

Key facts

• Built 1982
• Listed 196 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#571 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 38% of rent.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.82% ✓
• Cap rate: 21.66%
• Cash-on-cash: 54.87%
• DSCR: 3.44
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $22,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 2nd Ln	0.07mi	2/1.0 (-1)	980 (0%)	15mo	$23,000	$23	79

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: 53.6%
• Equity multiple: 3.38×
• Total profit: $19,960
• Equity at exit: $4,473

10-year hold

• IRR: 59.0%
• Equity multiple: 6.99×
• Total profit: $50,341
• Equity at exit: $2,594

Cash invested: $8,400 (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 18603

• Active inventory: 86
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$550
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $384

Break-even live

Break-even rent $959

Max offer price $30,000

Occupancy floor 68%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 12 events

1. 2026-06-12
   statusdays on market $30,000 Pending 196 DOM
2. 2026-06-09
   days on market $30,000 Active 193 DOM
3. 2026-06-08
   days on market $30,000 Active 192 DOM
4. 2026-06-07
   days on market $30,000 Active 191 DOM
5. 2026-06-02
   days on market $30,000 Active 186 DOM
6. 2026-06-01
   days on market $30,000 Active 185 DOM
7. 2026-05-31
   days on market $30,000 Active 184 DOM
8. 2026-05-30
   days on market $30,000 Active 183 DOM
9. 2026-04-14
   status Active 239-char remark

   Show marketing remark (239 chars)

   Come check this affordable move in ready home in Berwick! tasteful neutral colors throughout, lots of natural light! large living room are and a lovely dining area with built in cabinets! Complete with 3 bedrooms, this will not disappoint!

10. 2026-04-01
    historical 239-char remark

    Show marketing remark (239 chars)

    Come check this affordable move in ready home in Berwick! tasteful neutral colors throughout, lots of natural light! large living room are and a lovely dining area with built in cabinets! Complete with 3 bedrooms, this will not disappoint!

11. 2026-02-08
    price $30,000 239-char remark

    Show marketing remark (239 chars)

    Come check this affordable move in ready home in Berwick! tasteful neutral colors throughout, lots of natural light! large living room are and a lovely dining area with built in cabinets! Complete with 3 bedrooms, this will not disappoint!

12. 2025-11-12
    listed $35,000 Active 239-char remark

    Show marketing remark (239 chars)

    Come check this affordable move in ready home in Berwick! tasteful neutral colors throughout, lots of natural light! large living room are and a lovely dining area with built in cabinets! Complete with 3 bedrooms, this will not disappoint!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,338
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − HOA: −$6,600
• − Depreciation: −$873
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $3,454/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 · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready manufactured home is in good condition with neutral colors and modern appliances. It has potential for further value increase with minor cosmetic updates.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers
• Both Add modern lighting fixtures — Modernizes the home and enhances curb appeal
• Both Add modern flooring in bathrooms — Modernizes the home and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers ↑
• Both Add modern lighting fixtures — Modernizes the home and enhances curb appeal ↑
• Both Add modern flooring in bathrooms — Modernizes the home and enhances curb appeal ↑

ⓘ 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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Nescopeck

• Score: 73/100
• State rank: #571
• US rank: #5424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,985

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 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: ▼ -123.40%
• Current HPI: 211.5643
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-14 Relisted — LCAR
• 2026-04-01 Delisted — LCAR
• 2026-02-08 Price Changed $30,000 LCAR
• 2025-11-12 Listed $35,000 LCAR