62 Timber Trl · Factoryville, PA 18419

$59,900

3 bd · 2.0 ba · 1,120 sqft · Land · 122 Days on market

Built 2020 $53/sqft · 20% above area Est $50k · 20% over ↓ 8% since listing

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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
• Appreciation +7.8/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

3 bedroom, 2 full bath mobile home in Tall Timbers. Manufactured in 2020, the unit has been taken care of and maintained. Lot rent $562/month. Pets must be registered. Additional $10/month per animal. Can be financed. Mobile is on a slab, tied down and anchored with axels and wheels removed. All information is deemed to be reliable but is not guaranteed or warranted. Buyer should independently verify. Being sold ''as is''.

Key facts

• Built 2020
• Listed 122 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $60k.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#760 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Lackawanna Trail SD (suburban): math 39% / reading 53% proficiency, ranked #248 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lackawanna Trail El Ctr (math 44% / reading 60%, grade C-, #586 of 1,518 statewide, top 42%, 524 students, 38% FRL); Lackawanna Trail Jshs (math 32% / reading 42%, grade F, #289 of 437 statewide, top 67%, 432 students, 38% FRL).
• Market conditions: 30 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($414 loan paydown + $3k appreciation (5.5% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.5% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 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?
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: 2.75% ✓
• Cap rate: 24.11%
• Cash-on-cash: 63.64%
• DSCR: 3.83
• GRM: 3.0

CMA / ARV

• ARV (median comp): $50,000
• List price: $59,900
• Delta: 19.80%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.55% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.9%
• Equity multiple: 5.32×
• Total profit: $72,372
• Equity at exit: $35,950

10-year hold

• IRR: 68.4%
• Equity multiple: 11.08×
• Total profit: $169,035
• Equity at exit: $63,771

Cash invested: $16,772 (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 18419

• Home prices YoY: 2.2%
• Active inventory: 30
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $890

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 41%

Sensitivity live

Price	-10% $931	-5% $910	+0% $890	+5% $869	+10% $848
Rent	-10% $759	-5% $824	+0% $890	+5% $955	+10% $1,020
Rate	-1.0pp $920	-0.5pp $905	base $890	+0.5pp $874	+1.0pp $858

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Riverside Dr Unit C Factoryville, PA	3.0	1.0	1113	$1,650	$1.48	45d	1	0.98mi

Listing history 3 events

1. 2026-05-11
   status Pending 426-char remark

   Show marketing remark (426 chars)

   3 bedroom, 2 full bath mobile home in Tall Timbers. Manufactured in 2020, the unit has been taken care of and maintained. Lot rent $562/month. Pets must be registered. Additional $10/month per animal. Can be financed. Mobile is on a slab, tied down and anchored with axels and wheels removed. All information is deemed to be reliable but is not guaranteed or warranted. Buyer should independently verify. Being sold ''as is''.

2. 2026-03-16
   price $59,900 426-char remark

   Show marketing remark (426 chars)

   3 bedroom, 2 full bath mobile home in Tall Timbers. Manufactured in 2020, the unit has been taken care of and maintained. Lot rent $562/month. Pets must be registered. Additional $10/month per animal. Can be financed. Mobile is on a slab, tied down and anchored with axels and wheels removed. All information is deemed to be reliable but is not guaranteed or warranted. Buyer should independently verify. Being sold ''as is''.

3. 2026-01-08
   listed $64,900 Active 426-char remark

   Show marketing remark (426 chars)

   3 bedroom, 2 full bath mobile home in Tall Timbers. Manufactured in 2020, the unit has been taken care of and maintained. Lot rent $562/month. Pets must be registered. Additional $10/month per animal. Can be financed. Mobile is on a slab, tied down and anchored with axels and wheels removed. All information is deemed to be reliable but is not guaranteed or warranted. Buyer should independently verify. Being sold ''as is''.

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,800
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,743
• Taxable income: $10,336
• Est. tax owed @ 24.0%: −$2,481
• After-tax cash flow: $8,194/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: Lackawanna Trail SD
• NCES district ID: 4212990
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 53% ▼ -13.00%
• Median HH income: $53,071
• Composite: 39.71/100
• National rank: #3904
• State rank: #248 of 539 in PA

Livability — Factoryville

• Score: 70/100
• State rank: #760
• US rank: #7596

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,868

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 13% Slovak 3% Scotch-Irish 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.55%
• Current HPI: 258.6724
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-11 Pending — GSBR as distributed by MLS GRID
• 2026-03-16 Price Changed $59,900 GSBR as distributed by MLS GRID
• 2026-01-08 Listed $64,900 GSBR as distributed by MLS GRID

Property tax history

+70.1%/yr

Latest (2026): $4,606 · +183.0% YoY. Source: county tax records.