17 Midtown Village Vlg · Larksville, PA 18651

$44,900

3 bd · 2.0 ba · 956 sqft · Manufactured public records · 72 Days on market

Built 1989 Est $42k · 7% 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
• ARV discount +4.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath mobile home situated in a sought-after Larksville mobile home park. Recent updates include new flooring throughout, freshly painted interior, and a newly built back and front porch. A great opportunity for easy, low-maintenance living in a convenient location.

Key facts

• New flooring
• Convenient location
• Built 1989

Tags

• NEW FLOORING
• FRESHLY PAINTED INTERIOR
• NEWLY BUILT BACK PORCH
• NEWLY BUILT FRONT PORCH
• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#354 in PA, #3,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 9 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.84% ✓
• Cap rate: 25.64%
• Cash-on-cash: 69.11%
• DSCR: 4.08
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $42,064
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Midtown Village Vlg	0.00mi	3/2.0	956 (0%)	2mo	$42,500	$44	99
421 Washington Ave	0.08mi	3/1.0	924 (-3%)	5mo	$50,000	$54	83
13 Midtown St	0.08mi	2/1.0 (-1)	966 (+1%)	10mo	$37,000	$38	78
478 Carver St	0.16mi	2/1.0 (-1)	924 (-3%)	21mo	$39,900	$43	60

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

Projected returns pro-forma

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

5-year hold

• IRR: 68.6%
• Equity multiple: 4.09×
• Total profit: $38,842
• Equity at exit: $6,695

10-year hold

• IRR: 72.7%
• Equity multiple: 8.41×
• Total profit: $93,213
• Equity at exit: $3,882

Cash invested: $12,572 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,274 high
• Mortgage (P&I): −$235
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $724

Break-even live

Break-even rent $357

Max offer price $44,900

Occupancy floor 38%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	0.22mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	44d	1	0.70mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	44d	1	0.70mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	0.80mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	14d	1	0.92mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	14d	1	1.17mi
559 1/2 Fellows Ave Hanover, PA	2.0	1.0	600	$1,300	$2.17	14d	1	1.25mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	21d	1	1.26mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	14d	1	1.29mi

Listing history 2 events

1. 2026-03-22
   status Pending
2. 2026-01-06
   listed $44,900 Active

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$186/yr (+$15/mo · 54.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $15,287
• − Mortgage interest: −$2,515
• − Property taxes: −$338
• − Insurance: −$224
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$1,306
• Taxable income: $8,457
• Est. tax owed @ 24.0%: −$2,030
• After-tax cash flow: $6,659/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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Larksville

• Score: 77/100
• State rank: #354
• US rank: #3113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larksville, PA
• Population (ZIP): 8,672

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% Other Indo-European 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

2 events — show timeline

• 2026-03-22 Pending — LCAR
• 2026-01-06 Listed $44,900 LCAR

Property tax history

+2.3%/yr

Latest (2026): $338 · +3.8% YoY. Source: county tax records.