130 Buckingham Hts · Salem, PA 18444

$62,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 59 Days on market

Built 2004 6,400 sqft lot $59/sqft · 15% above area Est $53k · 17% over

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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
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

MOVE IN READY, mobile home on leased lot ready for a new owner. Master bedroom on one end with other 2 bedrooms on opposite end. Good condition with large rooms. Both front and rear deck areas and forced hot air propane fired heat system. Sewer included in lot rent. Community well includes the blue shed on right side.

Key facts

• Front deck
• Large rooms
• Rear deck

Tags

• LARGE ROOMS
• FRONT DECK
• REAR DECK
• FORCED HOT AIR PROPANE HEAT
• COMMUNITY WELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $61k (3.0% 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.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 95 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($432 loan paydown + $6k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% 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 $18k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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 $50k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $60,625 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.93% ✓
• Cap rate: 26.75%
• Cash-on-cash: 73.07%
• DSCR: 4.25
• GRM: 2.8

CMA / ARV

• ARV (median comp): $53,466
• List price: $62,500
• Delta: 16.90%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Buckingham Hts	0.05mi	3/2.0	916 (-14%)	7mo	$58,000	$63	68

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 83.7%
• Equity multiple: 6.82×
• Total profit: $101,910
• Equity at exit: $56,305

10-year hold

• IRR: 78.1%
• Equity multiple: 15.10×
• Total profit: $246,729
• Equity at exit: $121,424

Cash invested: $17,500 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 95
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$29 /mo · $353/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,066

Break-even live

Break-even rent $485

Max offer price $62,500

Occupancy floor 37%

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $62,500 Active 59 DOM
2. 2026-06-17
   days on market $62,500 Active 58 DOM
3. 2026-06-16
   days on market $62,500 Active 57 DOM
4. 2026-06-15
   days on market $62,500 Active 56 DOM
5. 2026-06-14
   days on market $62,500 Active 54 DOM
6. 2026-06-13
   days on market $62,500 Active 53 DOM
7. 2026-06-10
   days on market $62,500 Active 51 DOM
8. 2026-06-09
   days on market $62,500 Active 50 DOM
9. 2026-06-08
   days on market $62,500 Active 49 DOM
10. 2026-06-07
    days on market $62,500 Active 48 DOM
11. 2026-06-03
    days on market $62,500 Active 44 DOM
12. 2026-06-02
    days on market $62,500 Active 43 DOM
13. 2026-06-01
    days on market $62,500 Active 42 DOM
14. 2026-05-31
    days on market $62,500 Active 41 DOM
15. 2026-05-30
    days on market $62,500 Active 40 DOM
16. 2026-05-18
    price $62,500 319-char remark

    Show marketing remark (319 chars)

    MOVE IN READY, mobile home on leased lot ready for a new owner. Master bedroom on one end with other 2 bedrooms on opposite end. Good condition with large rooms. Both front and rear deck areas and forced hot air propane fired heat system. Sewer included in lot rent. Community well includes the blue shed on right side.

17. 2026-05-07
    status Active 319-char remark

    Show marketing remark (319 chars)

    MOVE IN READY, mobile home on leased lot ready for a new owner. Master bedroom on one end with other 2 bedrooms on opposite end. Good condition with large rooms. Both front and rear deck areas and forced hot air propane fired heat system. Sewer included in lot rent. Community well includes the blue shed on right side.

18. 2026-05-03
    status Pending 319-char remark

    Show marketing remark (319 chars)

    MOVE IN READY, mobile home on leased lot ready for a new owner. Master bedroom on one end with other 2 bedrooms on opposite end. Good condition with large rooms. Both front and rear deck areas and forced hot air propane fired heat system. Sewer included in lot rent. Community well includes the blue shed on right side.

19. 2026-04-16
    listed $65,000 Active 319-char remark

    Show marketing remark (319 chars)

    MOVE IN READY, mobile home on leased lot ready for a new owner. Master bedroom on one end with other 2 bedrooms on opposite end. Good condition with large rooms. Both front and rear deck areas and forced hot air propane fired heat system. Sewer included in lot rent. Community well includes the blue shed on right side.

20. 2021-11-24
    soldstatus $49,500 370-char remark

    Show marketing remark (370 chars)

    Renovated, 3 bedroom, 2 bath mobile home in Buckingham Heights park boasts an oversized, private back yard. Home is located just a short drive from local goods, services and the interstate. , Baths: 2+ Bath Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1064.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, Sewer Comm Central: Y, SqFt Fin - 2nd: 0.00

21. 2021-11-24
    soldstatus $49,500

    Show marketing remark (370 chars)

    Renovated, 3 bedroom, 2 bath mobile home in Buckingham Heights park boasts an oversized, private back yard. Home is located just a short drive from local goods, services and the interstate. , Baths: 2+ Bath Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1064.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, Sewer Comm Central: Y, SqFt Fin - 2nd: 0.00

22. 2021-11-24
    soldstatus

    Show marketing remark (370 chars)

    Renovated, 3 bedroom, 2 bath mobile home in Buckingham Heights park boasts an oversized, private back yard. Home is located just a short drive from local goods, services and the interstate. , Baths: 2+ Bath Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1064.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, Sewer Comm Central: Y, SqFt Fin - 2nd: 0.00

23. 2021-09-01
    listed $49,500
24. 2021-09-01
    listed $49,500

ⓘ 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: $353 · $29/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$317/yr (+$26/mo · 89.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 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: $22,009
• − Mortgage interest: −$3,501
• − Property taxes: −$353
• − Insurance: −$312
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − Depreciation: −$1,818
• Taxable income: $12,502
• Est. tax owed @ 24.0%: −$3,001
• After-tax cash flow: $9,787/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

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

Census & demographics

• Population (ZIP): 13,681

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Scotch-Irish 4% Slovak 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.51%
• Current HPI: 428.8661
• 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

+26.3% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $62,500 GSBR as distributed by MLS GRID
• 2026-05-07 Relisted — GSBR as distributed by MLS GRID
• 2026-05-03 Pending — GSBR as distributed by MLS GRID
• 2026-04-16 Listed $65,000 GSBR as distributed by MLS GRID
• 2021-11-24 Sold (MLS) — PWMLS
• 2021-11-24 Sold (MLS) $49,500 PWMLS
• 2021-11-24 Sold (MLS) $49,500 GSBR as distributed by MLS GRID
• 2021-09-01 Listed $49,500 PWMLS
• 2021-09-01 Listed $49,500 PWMLS

Property tax history

-4.4%/yr

Latest (2026): $353 · +3.1% YoY. Source: county tax records.