1B Frieden Mnr · Friedensburg, PA 17972

$112,000

2 bd · 2.0 ba · 990 sqft · Manufactured public records · 92 Days on market

Built 2024 Good condition $49/mo HOA · 4% of rent

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Why this score? — see what drove the D+ 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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.6/10.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 2024-built home located in the desirable Frieden Manor community. Offering 2 bedrooms and 2 full bathrooms, this home provides comfortable one-level living with a modern layout. The living area features an electric fireplace, creating a warm and inviting space. The layout flows into the dining area and kitchen, offering a clean and practical setup for everyday living. All major appliances are included, along with a remaining manufacturer warranty (approximately 5 years remaining), providing added peace of mind. The primary bedroom includes its own full bathroom, while the second bedroom and additional full bath offer flexibility. Main floor laundry adds convenience. Outside,

Key facts

• Main floor laundry
• Storage shed
• Electric fireplace

Tags

• ELECTRIC FIREPLACE
• MAIN FLOOR LAUNDRY
• STORAGE SHED
• DRIVEWAY PARKING

Property features AI

Finance

• Other: Ground rent exists
• Financial info: Land lease exists with a monthly ground rent of $717 and 127 years remaining; Annual ground rent noted
• HOA & community: Monthly association fee of $49 covering snow removal and trash

Exterior

• Parking: Driveway
• Utilities: Community water; Public sewer; Water and sewer available; Electric power; Propane (leased) for heating
• Home design: Detached single-story home; Entry level on one floor; Energy Star qualified windows; Land lease ownership (monthly land lease)
• Construction: Vinyl siding; Slab foundation; Building not winterized; Above-grade structures
• Exterior features: Deck(s); Outbuilding(s) and secure storage; Shed; Level lot; Not in a federal flood zone

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric range/oven; Refrigerator
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Open floor plan; Dining area; Master bathroom; Entry-level bedroom; Estimated living area
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $112k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $15 ($179/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $112k).
• Recommended offer: $102k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,012 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Blue Mountain SD (town): math 42% / reading 65% proficiency, ranked #126 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blue Mountain El East Sch (math 44% / reading 68%, grade C+, #489 of 1,518 statewide, top 32%, 616 students, 33% FRL); Blue Mountain Ms (math 25% / reading 60%, grade D-, #216 of 512 statewide, top 43%, 575 students, 34% FRL); Blue Mountain Hs (math 62%, 803 students, 29% FRL).
• Market conditions: 52 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $774 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $101,920 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 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. 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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.15% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 7.2

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-17,036
• Equity at exit: $16,700

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-12,955
• Equity at exit: $9,684

Cash invested: $31,360 (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 17972

• Home prices YoY: -9.1%
• Active inventory: 52
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$322 /mo · $3,858/yr
• Insurance: −$47
• HOA: −$49
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $15

Break-even live

Break-even rent $1,272

Max offer price $112,000

Occupancy floor 94%

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $49 · $588/yr
• Likely covers: electric

Listing history 9 events

1. 2026-06-19
   days on market $112,000 Active 92 DOM
2. 2026-06-18
   days on market $112,000 Active 91 DOM
3. 2026-06-17
   days on market $112,000 Active 90 DOM
4. 2026-06-16
   days on market $112,000 Active 89 DOM
5. 2026-06-15
   days on market $112,000 Active 88 DOM
6. 2026-06-14
   days on market $112,000 Active 86 DOM
7. 2026-06-12
   days on market $112,000 Active 85 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $112,000 Active 82 DOM

ⓘ 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: $3,858 · $322/mo
• Projected year-2 tax: $3,858 · $322/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 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $15,485
• − Mortgage interest: −$6,274
• − Property taxes: −$3,858
• − Insurance: −$560
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − HOA: −$588
• − Depreciation: −$3,258
• Taxable loss: −$1,530
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $547/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2024-built home in Frieden Manor offers a good condition with modern amenities and a good curb appeal. It is ready for a fresh paint job and flooring upgrade to further enhance its value.

Value-add opportunities

• Resale painting interior walls — fresh paint enhances curb appeal
• Resale upgrading flooring — new flooring improves aesthetics
• Resale upgrading kitchen appliances — new appliances add value
• Resale landscaping improvements — enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale painting interior walls — fresh paint enhances curb appeal ↑
• Resale upgrading flooring — new flooring improves aesthetics ↑
• Resale upgrading kitchen appliances — new appliances add value ↑
• Resale landscaping improvements — enhances curb 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: Blue Mountain SD
• NCES district ID: 4203870
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $58,661
• Composite: 46.42/100
• National rank: #2454
• State rank: #126 of 539 in PA

Livability — Friedensburg

• Score: 67/100
• State rank: #1012
• US rank: #11184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friedensburg, PA
• City population: 164
• Population (ZIP): 11,294

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.14%
• Current HPI: 212.0474
• 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

• 2026-03-19 Listed $112,000 BRIGHT MLS

Property tax history

+335.2%/yr

Latest (2026): $3,858 · +335.2% YoY. Source: county tax records.