104 York Dr Lot 53 · Mountainhome, PA 18426

$89,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 197 Days on market

Built 1987 Good condition 1,307 sqft lot Est $122k · 26% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Appreciation +6.6/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks

Rustic Acres - Newly Remodeled with a spacious open concept living area featuring a wood burning fireplace as the focal point of the room, Eat In Kitcen and Laundry area. This property also features a Primary Suite with full bath and 2 additional bedrooms and a main bath with a walk in shower. This property featues new windows and doors including a storm door, front deck, shed for storage and a paved parking area. Owner says make me an offer!

Key facts

• New doors
• Primary suite
• Walk in shower

Tags

• OPEN CONCEPT LIVING AREA
• WOOD BURNING FIREPLACE
• PRIMARY SUITE
• WALK IN SHOWER
• NEW WINDOWS
• NEW DOORS

Property features AI

Finance

• HOA & community: Land is leased; Private road with road maintenance agreement; No community amenities listed

Exterior

• Parking: 2 total parking spaces; 2 open parking spaces; Off-street paved parking pad on site
• Utilities: 100 amp electric service; Propane available/connected; Electricity connected; Water connected; Sewer connected (shared septic); Cable and phone available
• Home design: Manufactured single-wide home; One story; Residential single-family use; Metal roof; Frame construction with vinyl siding; Slab foundation; Faces private road in Rustic Acres subdivision
• Construction: Built as a manufactured house; Frame construction; Vinyl siding; Metal roof; Slab foundation
• Exterior features: Private yard; Back yard and front yard; Level, rectangular interior lot; Shed on property; Fuel tank(s); Has view

Interior

• Kitchen: Refrigerator; Free-standing refrigerator; Free-standing gas range
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Ceiling fan(s)
• Interior features: Eat-in kitchen; Open floorplan; Vaulted ceilings; Track lighting; Soaking tub; Low-flow plumbing fixtures; Laminate countertops; ENERGY STAR qualified and insulated windows; Wood-burning fireplace in the living room
• Laundry & utility: Washer and dryer (washer/dryer listed); Washer hookup; Electric dryer hookup; Laundry closet; Main level laundry located in kitchen; Water heater (electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $370 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.4% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $3k appreciation (3.2% local appreciation)).
• Pike County population projected at -25% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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: 1.40% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $121,520
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Middle Rd	0.04mi	2/1.5 (-1)	980 (0%)	1mo	$75,000	$77	90
111 Middle Road Rd	0.08mi	3/2.0	1,000 (+2%)	20mo	$145,000	$145	76
108 Middle Rd	0.05mi	2/2.0 (-1)	924 (-6%)	9mo	$115,000	$124	76
123 Middle Rd	0.06mi	3/1.0	980 (0%)	22mo	$40,000	$41	75
106 York Dr	0.00mi	3/2.0	1,120 (+14%)	6mo	$105,000	$94	71
116 Middle Rd	0.05mi	2/2.0 (-1)	924 (-6%)	24mo	$117,700	$127	64

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

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.6%
• Equity multiple: 2.41×
• Total profit: $35,607
• Equity at exit: $41,703

10-year hold

• IRR: 25.2%
• Equity multiple: 4.67×
• Total profit: $92,310
• Equity at exit: $65,282

Cash invested: $25,172 (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 18426

• Home prices YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $370

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 66%

Sensitivity live

Price	-10% $432	-5% $401	+0% $370	+5% $339	+10% $308
Rent	-10% $271	-5% $320	+0% $370	+5% $419	+10% $469
Rate	-1.0pp $415	-0.5pp $393	base $370	+0.5pp $347	+1.0pp $323

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-03
   status $89,900 Pending 197 DOM
2. 2026-06-02
   days on market $89,900 Active 197 DOM
3. 2026-06-01
   days on market $89,900 Active 196 DOM
4. 2026-05-31
   days on market $89,900 Active 195 DOM
5. 2025-11-17
   listed $89,900 Active

ⓘ 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 ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $15,055
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,615
• Taxable income: $3,197
• Est. tax owed @ 24.0%: −$767
• After-tax cash flow: $3,671/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 manufactured home is in good condition with no major repairs needed. It has a good exterior, interior, and landscaping. Painting the exterior and landscaping the front yard can further enhance its value.

Value-add opportunities

• Resale Painting the exterior siding and windows — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters and make the home more appealing.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the exterior siding and windows — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Landscaping the front yard — A well-maintained front yard can attract more renters and make the home more appealing. ↑

ⓘ 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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,426

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 11% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 6%
• Common ancestry: Romanian 12% Italian 2% Slovak 2%
• Foreign-born: 4%
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 236.763
• 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

• 2025-11-17 Listed $89,900 PWMLS