45 Country Pine Estates Ests · Dallas, PA 18612

$29,900

3 bd · 1.0 ba · 800 sqft · Manufactured · 20 Days on market

Good condition Est $38k · 22% under $500/mo HOA · 33% of rent

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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 +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This renovated mobile home features an open-concept layout, updated kitchen with refreshed cabinetry, and a large living area perfect for relaxing or entertaining. Enjoy the ample natural light and peaceful setting surrounded by greenery. Several homes throughout the park are being remodeled and will soon have several newer units and existing units for sale to purchase and update!

Key facts

• Ample natural light
• Large living area
• Updated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• LARGE LIVING AREA
• AMPLE NATURAL LIGHT
• PEACEFUL SETTING
• SURROUNDED BY GREENERY

Property features AI

Finance

• HOA & community: Homeowners association with a $500 monthly fee

Exterior

• Utilities: Shared well water
• Home design: Manufactured home; Single level
• Construction: Metal siding construction; Approximately 750 finished above-grade area
• Exterior features: Metal siding; Residential zoning; Located in Country Pine Estates

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Forced air
• Interior features: Electric water heater; 4 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 3.7% in Dallas — 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 (#393 in PA, #3,573 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 86 active listings in the ZIP; 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 $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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.
5. 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.
6. 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: 5.00% ✓
• Cap rate: 25.34%
• Cash-on-cash: 68.04%
• DSCR: 4.03
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $38,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Country Pine Ests	0.18mi	3/1.0	728 (-9%)	15mo	$35,000	$48	64

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: 67.9%
• Equity multiple: 4.07×
• Total profit: $25,719
• Equity at exit: $4,458

10-year hold

• IRR: 72.1%
• Equity multiple: 8.49×
• Total profit: $62,668
• Equity at exit: $2,585

Cash invested: $8,372 (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 18612

• Home prices YoY: -23.2%
• Active inventory: 86
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$500
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $475

Break-even live

Break-even rent $894

Max offer price $29,900

Occupancy floor 63%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 15 events

1. 2026-06-18
   days on market $29,900 Active 20 DOM
2. 2026-06-17
   days on market $29,900 Active 19 DOM
3. 2026-06-16
   days on market $29,900 Active 18 DOM
4. 2026-06-15
   days on market $29,900 Active 17 DOM
5. 2026-06-14
   days on market $29,900 Active 15 DOM
6. 2026-06-13
   days on market $29,900 Active 14 DOM
7. 2026-06-10
   days on market $29,900 Active 12 DOM
8. 2026-06-09
   days on market $29,900 Active 11 DOM
9. 2026-06-08
   days on market $29,900 Active 10 DOM
10. 2026-06-07
    pricedays on market $29,900 Active 9 DOM
11. 2026-06-02
    days on market $39,000 Active 4 DOM
12. 2026-06-01
    days on market $39,000 Active 3 DOM
13. 2026-05-31
    days on market $39,000 Active 2 DOM
14. 2026-05-30
    remarks 383-char remark
15. 2026-05-30
    listed $39,000 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,944
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − HOA: −$6,000
• − Depreciation: −$870
• Taxable income: $5,931
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $4,273/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

Good 80/100 Cosmetic rehab

This renovated mobile home features an open-concept layout with updated kitchen and bath. It is in good condition with minimal maintenance needed.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace carpet with hardwood flooring — Hardwood flooring is more durable and aesthetically pleasing
• Resale Install new kitchen appliances — Modern appliances improve functionality and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace carpet with hardwood flooring — Hardwood flooring is more durable and aesthetically pleasing ↑
• Resale Install new kitchen appliances — Modern appliances improve functionality and appeal ↑

ⓘ 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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Dallas

• Score: 76/100
• State rank: #393
• US rank: #3573

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

• Population (ZIP): 17,754

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 (87%)
• Race & ethnicity: White 87% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Romanian 15% Scotch-Irish 2% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -75.51%
• Current HPI: 250.3156
• 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

1 event — show timeline

• 2026-05-29 Listed $39,000 LCAR