59 Zajac Ln · Berwick, PA 18635

$30,000

3 bd · 2.0 ba · 1,000 sqft · Manufactured · 115 Days on market

Built 2004 $30/sqft · 75% below area ↓ 9% since listing

---

Why this score? — see what drove the C- 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
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Mobile home located in quiet Mountain View Estates. Built in 2004, this mobile home consists of 3 bedrooms, 2 full baths, LR, Kitchen and Laundry Area, Gas propane heat, walk in closet, closet space, and shed. All Appliances included. Schedule an appointment today.

Key facts

• Shed
• Walk in closet
• Gas propane heat

Tags

• MOUNTAIN VIEW ESTATES
• GAS PROPANE HEAT
• WALK IN CLOSET
• CLOSET SPACE
• SHED
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.
• Cap rate 51.9% vs local median 5.4% in Berwick — 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 (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Central Columbia SD (suburban): math 58% / reading 73% proficiency, ranked #51 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 69 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $959 appreciation (3.2% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $27,300 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.84% ✓
• Cap rate: 51.90%
• Cash-on-cash: 162.90%
• DSCR: 8.25
• GRM: 1.4

CMA / ARV

• ARV (median comp): $119,837
• List price: $30,000
• Delta: -74.97%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Wolfe Rd	0.71mi	3/1.5	900 (-10%)	6mo	$130,000	$144	43

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

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.12×
• Total profit: $76,603
• Equity at exit: $13,825

10-year hold

• IRR: —
• Equity multiple: 21.31×
• Total profit: $170,603
• Equity at exit: $21,570

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 18635

• Home prices YoY: 1.3%
• Active inventory: 69
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $1,140

Break-even live

Break-even rent $309

Max offer price $30,000

Occupancy floor 30%

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: —

Listing history 17 events

1. 2026-06-19
   days on market $30,000 Active 115 DOM
2. 2026-06-18
   days on market $30,000 Active 114 DOM
3. 2026-06-17
   days on market $30,000 Active 113 DOM
4. 2026-06-16
   days on market $30,000 Active 112 DOM
5. 2026-06-15
   days on market $30,000 Active 111 DOM
6. 2026-06-14
   days on market $30,000 Active 109 DOM
7. 2026-06-12
   days on market $30,000 Active 108 DOM
8. 2026-06-09
   days on market $30,000 Active 105 DOM
9. 2026-06-08
   days on market $30,000 Active 104 DOM
10. 2026-06-07
    days on market $30,000 Active 103 DOM
11. 2026-06-03
    days on market $30,000 Active 99 DOM
12. 2026-06-02
    days on market $30,000 Active 98 DOM
13. 2026-06-01
    days on market $30,000 Active 97 DOM
14. 2026-05-31
    days on market $30,000 Active 96 DOM
15. 2026-05-30
    days on market $30,000 Active 95 DOM
16. 2026-04-30
    price $30,000 274-char remark

    Show marketing remark (274 chars)

    Charming Mobile home located in quiet Mountain View Estates. Built in 2004, this mobile home consists of 3 bedrooms, 2 full baths, LR, Kitchen and Laundry Area, Gas propane heat, walk in closet, closet space, and shed. All Appliances included. Schedule an appointment today.

17. 2026-02-20
    listed $33,000 Active 274-char remark

    Show marketing remark (274 chars)

    Charming Mobile home located in quiet Mountain View Estates. Built in 2004, this mobile home consists of 3 bedrooms, 2 full baths, LR, Kitchen and Laundry Area, Gas propane heat, walk in closet, closet space, and shed. All Appliances included. Schedule an appointment today.

ⓘ 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: $896 · $75/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $21,035
• − Mortgage interest: −$1,680
• − Property taxes: −$896
• − Insurance: −$150
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − Depreciation: −$873
• Taxable income: $14,070
• Est. tax owed @ 24.0%: −$3,377
• After-tax cash flow: $10,307/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: Central Columbia SD
• NCES district ID: 4205370
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $54,278
• Composite: 55.99/100
• National rank: #1195
• State rank: #51 of 539 in PA

Livability — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,640

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 4% Iranian 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% 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: ▲ 3.20%
• Current HPI: 245.2539
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $30,000 LCAR
• 2026-02-20 Listed $33,000 LCAR

Property tax history

+4.1%/yr

Latest (2026): $896 · +2.9% YoY. Source: county tax records.