LOT 11,320 E 13th St · Bloomsburg, PA 18603

$79,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured · 140 Days on market

Built 2025 Good condition 1,500 sqft lot ↓ 20% since listing

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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
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW 3BR/1.75BA gem! Experience luxury and convenience in this 3 bedroom, 1.75 bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a walk in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for details.

Key facts

• Walk in closet
• Prime location
• 1,500 sq ft lot

Tags

• CHEF INSPIRED KITCHEN
• STAINLESS STEEL APPLIANCES
• WALK IN CLOSET
• CERAMIC WALK IN SHOWER
• PRIME LOCATION
• ENERGY EFFICIENT CONSTRUCTION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 3.8% in Bloomsburg — 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 82/100 on livability (#147 in PA, #1,183 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D, commute F.
• Bloomsburg Area SD (urban): math 33% / reading 57% proficiency, ranked #289 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,316
• Equity at exit: $11,913

10-year hold

• IRR: 18.6%
• Equity multiple: 2.55×
• Total profit: $34,785
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $333

Break-even live

Break-even rent $783

Max offer price $79,900

Occupancy floor 67%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 E 4th St Unit 1 Bloomsburg, PA	3.0	2.0	1400	$1,500	$1.07	44d	1	0.71mi
915 Country Club Dr Bloomsburg, PA	2.0	1.0	1000	$975	$0.97	44d	1	1.37mi
920 McGuire Rd Bloomsburg, PA	2.0	1.0	1000	$975	$0.97	44d	1	1.40mi

Listing history 18 events

1. 2026-06-19
   days on market $79,900 Active 140 DOM
2. 2026-06-18
   days on market $79,900 Active 139 DOM
3. 2026-06-17
   days on market $79,900 Active 138 DOM
4. 2026-06-16
   days on market $79,900 Active 137 DOM
5. 2026-06-15
   days on market $79,900 Active 136 DOM
6. 2026-06-14
   days on market $79,900 Active 134 DOM
7. 2026-06-12
   days on market $79,900 Active 133 DOM
8. 2026-06-09
   days on market $79,900 Active 130 DOM
9. 2026-06-08
   days on market $79,900 Active 129 DOM
10. 2026-06-07
    days on market $79,900 Active 128 DOM
11. 2026-06-05
    days on market $79,900 Active 125 DOM
12. 2026-06-02
    days on market $79,900 Active 123 DOM
13. 2026-06-01
    days on market $79,900 Active 122 DOM
14. 2026-05-31
    days on market $79,900 Active 121 DOM
15. 2026-05-30
    days on market $79,900 Active 120 DOM
16. 2026-05-14
    price $79,900 720-char remark

    Show marketing remark (720 chars)

    BRAND NEW 3BR/1.75BA gem! Experience luxury and convenience in this 3 bedroom, 1.75 bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a walk in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for details.

17. 2026-04-07
    price $89,900 720-char remark

    Show marketing remark (720 chars)

    BRAND NEW 3BR/1.75BA gem! Experience luxury and convenience in this 3 bedroom, 1.75 bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a walk in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for details.

18. 2026-01-28
    listed $99,900 Active 720-char remark

    Show marketing remark (720 chars)

    BRAND NEW 3BR/1.75BA gem! Experience luxury and convenience in this 3 bedroom, 1.75 bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a walk in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for details.

ⓘ 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 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,454
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$1,197
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,324
• Taxable income: $2,946
• Est. tax owed @ 24.0%: −$707
• After-tax cash flow: $3,288/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 None rehab

This move-in ready, single-wide mobile home offers a spacious and modern living space with a good condition score and minimal maintenance required.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Rental Adding a small outdoor rug — A small outdoor rug can add comfort and style to the porch area.
• Both Installing a small outdoor light — An outdoor light can improve safety and curb appeal at night.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Rental Adding a small outdoor rug — A small outdoor rug can add comfort and style to the porch area. ↑
• Both Installing a small outdoor light — An outdoor light can improve safety and curb appeal at night. ↑

ⓘ 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: Bloomsburg Area SD
• NCES district ID: 4203840
• Math proficiency: 33% ▼ -11.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $37,973
• Composite: 37.39/100
• National rank: #4428
• State rank: #289 of 539 in PA

Livability — Bloomsburg

• Score: 82/100
• State rank: #147
• US rank: #1183

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bloomsburg, PA
• City population: 29,790
• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

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 · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

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

-20.0% since first listed

3 events — show timeline

• 2026-05-14 Price Changed $79,900 CSVBR
• 2026-04-07 Price Changed $89,900 CSVBR
• 2026-01-28 Listed $99,900 CSVBR