869 Toll Rd Unit + Park Dr. 4 .27 acre · Sun Valley, PA 18330

$129,000

2 bd · 1.0 ba · 764 sqft · Manufactured · 119 Days on market

Built 1985 Fair condition 1.00 ac lot $50/mo HOA · 3% of rent ↓ 14% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

Key facts

• One acre lot
• Surrounded by nature
• Level lot

Tags

• ONE ACRE LOT
• DETACHED GARAGE
• LEVEL LOT
• SURROUNDED BY NATURE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $117k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,162 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected at -11% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $117,390 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.46% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 5.7

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: 9.8%
• Equity multiple: 1.39×
• Total profit: $13,916
• Equity at exit: $19,234

10-year hold

• IRR: 18.9%
• Equity multiple: 2.58×
• Total profit: $57,118
• Equity at exit: $11,154

Cash invested: $36,120 (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 18330

• Home prices YoY: -7.4%
• Active inventory: 67
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$50
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $546

Break-even live

Break-even rent $1,192

Max offer price $129,000

Occupancy floor 66%

Sensitivity live

Price	-10% $635	-5% $590	+0% $546	+5% $501	+10% $457
Rent	-10% $397	-5% $471	+0% $546	+5% $620	+10% $694
Rate	-1.0pp $611	-0.5pp $579	base $546	+0.5pp $512	+1.0pp $478

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-19
   days on market $129,000 Active 119 DOM
2. 2026-06-18
   days on market $129,000 Active 118 DOM
3. 2026-06-17
   days on market $129,000 Active 117 DOM
4. 2026-06-16
   days on market $129,000 Active 116 DOM
5. 2026-06-15
   days on market $129,000 Active 115 DOM
6. 2026-06-14
   days on market $129,000 Active 113 DOM
7. 2026-06-13
   days on market $129,000 Active 112 DOM
8. 2026-06-10
   days on market $129,000 Active 110 DOM
9. 2026-06-08
   days on market $129,000 Active 158 DOM
10. 2026-06-07
    days on market $129,000 Active 157 DOM
11. 2026-06-05
    days on market $129,000 Active 154 DOM
12. 2026-06-03
    days on market $129,000 Active 153 DOM
13. 2026-06-02
    days on market $129,000 Active 152 DOM
14. 2026-06-01
    days on market $129,000 Active 151 DOM
15. 2026-05-31
    days on market $129,000 Active 150 DOM
16. 2026-05-30
    days on market $129,000 Active 149 DOM
17. 2026-05-14
    price $129,000 544-char remark

    Show marketing remark (544 chars)

    Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

18. 2026-04-20
    status Active 544-char remark

    Show marketing remark (544 chars)

    Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

19. 2026-03-02
    status Pending 544-char remark

    Show marketing remark (544 chars)

    Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

20. 2025-12-15
    price $139,900 544-char remark

    Show marketing remark (544 chars)

    Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

21. 2025-11-10
    listed $149,800 Active 544-char remark

    Show marketing remark (544 chars)

    Enjoy easy country living on your own acre! This well-kept mobile home sits on a level, one-acre lot surrounded by nature and open space. Inside, you'll find a bright, comfortable layout with all the right updates and room to relax. Outside, the detached garage offers plenty of space for vehicles, tools, or hobbies — perfect for anyone who loves to tinker or needs extra storage. Whether you're starting out, downsizing, or looking for a peaceful getaway, this move-in-ready property delivers comfort, convenience, and room to breathe.

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,591
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$600
• − Depreciation: −$3,753
• Taxable income: $4,818
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $5,393/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 · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic updates needed. Painting and minor repairs would significantly enhance its curb appeal and value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor ceiling fans — slight wear

Value-add opportunities

• Both painting interior walls — enhances curb appeal and interior aesthetics
• Both replacing ceiling fans — improves air circulation and reduces energy consumption
• Both upgrading kitchen countertops — increases functionality and value
• Both upgrading bathroom fixtures — enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
ceiling fans · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both painting interior walls — enhances curb appeal and interior aesthetics ↑
• Both replacing ceiling fans — improves air circulation and reduces energy consumption ↑
• Both upgrading kitchen countertops — increases functionality and value ↑
• Both upgrading bathroom fixtures — enhances functionality and value ↑

ⓘ 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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Sun Valley

• Score: 65/100
• State rank: #1162
• US rank: #13440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Valley, PA
• Population (ZIP): 8,586

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 14% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.25%
• Current HPI: 165.6142
• 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

-13.9% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $129,000 PMAR
• 2026-04-20 Relisted — PMAR
• 2026-03-02 Pending — PMAR
• 2025-12-15 Price Changed $139,900 PMAR
• 2025-11-10 Listed $149,800 PMAR