562 Shawnee St · Hanover, PA 18706

$79,999

3 bd · 1.0 ba · 984 sqft · Manufactured public records · 17 Days on market

Built 1970 $81/sqft · 66% above area

---

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
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Comfortable Mobile Home on it's Own property (40x111)features 3bedrooms, 1 bathroom, attractive interior, Driveway, nice sized backyard. Breslau area.

Key facts

• Exterior paint
• Fenced yard
• Breslau area

Tags

• REMOLDED INTERIOR
• EXTERIOR PAINT
• OFF ST PARKING
• FENCED YARD
• BRESLAU AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home; One level
• Construction: Aluminum siding
• Exterior features: Lot in a residentially zoned area; Subdivision: None

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air system
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.9% in Hanover — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#373 in PA, #3,295 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, employment D, commute F.
• Hanover Area SD (suburban): math 19% / reading 25% proficiency, ranked #484 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 81 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $553 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $14k; list at $80k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,799 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.71% ✓
• Cap rate: 14.27%
• Cash-on-cash: 28.50%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $46,477
• List price: $79,999
• Delta: 72.12%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.8%
• Equity multiple: 1.93×
• Total profit: $20,942
• Equity at exit: $11,928

10-year hold

• IRR: 30.8%
• Equity multiple: 3.77×
• Total profit: $61,951
• Equity at exit: $6,917

Cash invested: $22,400 (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 18706

• Active inventory: 81
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,372 high
• Mortgage (P&I): −$420
• Tax from tax record: −$99 /mo · $1,186/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $532

Break-even live

Break-even rent $698

Max offer price $79,999

Occupancy floor 56%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
559 1/2 Fellows Ave Hanover, PA	2.0	1.0	600	$1,300	$2.17	13d	1	0.05mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	13d	1	0.12mi
75 Oxford St Hanover Township, PA	2.0	1.0	900	$950	$1.06	13d	1	0.95mi
13 Woodbury St Hanover Township, PA	2.0	1.0	1000	$1,100	$1.10	44d	1	1.01mi
1321 S Main St Hanover Township, PA	2.0	1.0	800	$1,095	$1.37	44d	1	1.03mi
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	1.09mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	13d	1	1.21mi
52 Diamond Ave Hanover Township, PA	2.0	1.0	820	$925	$1.13	21d	1	1.21mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	21d	1	1.21mi
129 Carlisle St Wilkes Barre, PA	2.0	1.0	1005	$1,200	$1.19	13d	1	1.22mi
68 Circle Dr Hanover Township, PA	3.0	1.5	950	$1,800	$1.89	13d	1	1.24mi
284 Barney St Wilkes Barre, PA	3.0	1.0	1070	$1,600	$1.50	44d	1	1.25mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	13d	1	1.35mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	1.36mi

Listing history 7 events

1. 2026-06-18
   days on market $79,999 Active 17 DOM
2. 2026-06-17
   days on market $79,999 Active 16 DOM
3. 2026-06-16
   status $79,999 Active 15 DOM
4. 2026-05-08
   status Pending 271-char remark
5. 2026-04-23
   listed $79,999 Active 271-char remark
6. 2014-08-22
   soldstatus $14,000 150-char remark

   Show marketing remark (150 chars)

   Comfortable Mobile Home on it's Own property (40x111)features 3bedrooms, 1 bathroom, attractive interior, Driveway, nice sized backyard. Breslau area.

7. 2013-07-11
   listed $20,000 150-char remark

   Show marketing remark (150 chars)

   Comfortable Mobile Home on it's Own property (40x111)features 3bedrooms, 1 bathroom, attractive interior, Driveway, nice sized backyard. Breslau area.

ⓘ 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: $1,186 · $99/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$39/yr (+$3/mo · 3.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 27% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $16,462
• − Mortgage interest: −$4,481
• − Property taxes: −$1,186
• − Insurance: −$400
• − Repairs & maintenance: −$1,317
• − Management: −$1,317
• − Depreciation: −$2,327
• Taxable income: $5,433
• Est. tax owed @ 24.0%: −$1,304
• After-tax cash flow: $5,080/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: Hanover Area SD
• NCES district ID: 4211420
• Math proficiency: 19% ▼ -3.00%
• Reading proficiency: 25% ▼ -21.00%
• Median HH income: $40,015
• Composite: 18.6/100
• National rank: #8903
• State rank: #484 of 539 in PA

Livability — Hanover

• Score: 76/100
• State rank: #373
• US rank: #3295

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Luzerne County · 118,885 people
• City population: 56,443
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

+300.0% since first listed

5 events — show timeline

• 2026-06-16 Relisted — LCAR
• 2026-05-08 Pending — LCAR
• 2026-04-23 Listed $79,999 LCAR
• 2014-08-22 Sold (MLS) $14,000 LCAR
• 2013-07-11 Listed $20,000 LCAR

Property tax history

+0.8%/yr

Latest (2026): $1,186 · +0.3% YoY. Source: county tax records.