12 S Spirit Ct · West Penn, PA 17960

$94,900

3 bd · 2.0 ba · 1,350 sqft · Manufactured · 8 Days on market

Built 2017 $565/mo HOA · 34% 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 +20.2/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

;; Beautiful Manufactured Home in The Pines @ West Penn - Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included--making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you'll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways making commuting simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don't come along often--don't miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. =Þ Contact today for more details or to schedule your private tour!

Key facts

• 12 x 12 shed
• Walk-in shower
• Open concept layout

Tags

• OPEN CONCEPT LAYOUT
• WALK-IN SHOWER
• WHOLE-HOUSE GENERATOR
• DEDICATED PARKING SPACES
• 12 X 12 SHED
• LEAF FILTER GUTTER GUARDS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tamaqua Area SD (rural): math 31% / reading 53% proficiency, ranked #331 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 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 $656 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $42k; list at $95k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $94,900

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. 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.
4. 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.
5. 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: 1.77% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 4.7

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: -7.5%
• Equity multiple: 0.72×
• Total profit: $-7,413
• Equity at exit: $14,150

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,817
• Equity at exit: $8,205

Cash invested: $26,572 (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 17960

• Home prices YoY: -10.3%
• Active inventory: 13
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$109 /mo · $1,305/yr
• Insurance: −$40
• HOA: −$565
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $119

Break-even live

Break-even rent $1,533

Max offer price $94,900

Occupancy floor 88%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $565 · $6,780/yr
• Likely covers: pool

Listing history 16 events

1. 2026-04-24
   status Pending 2469-char remark

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

2. 2026-04-24
   status Pending 2491-char remark

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

3. 2026-04-24
   status Pending

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

4. 2026-04-23
   historical Active Under Contract
5. 2026-04-15
   listed $94,900 Active 2469-char remark

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

6. 2026-04-15
   listed $94,900 Active 2491-char remark

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

7. 2026-04-15
   listed $94,900 Active

   Show marketing remark (2491 chars)

   Beautiful Manufactured Home in The Pines @ West Penn – Move-In Ready! Welcome to this remarkably well taken care of, one-owner manufactured home located in the highly sought-after Pines @ West Penn community. Offering a perfect blend of comfort, style, and scenic surroundings, this move-in ready home is truly a rare find. Featuring three spacious bedrooms and two full bathrooms across approximately 1,350 square feet, the home boasts an open concept layout enhanced by crown molding throughout, creating a warm yet elegant atmosphere. The bright and airy living spaces reflect meticulous care and pride of ownership in every detail. The primary bath includes a walk-in shower, adding both convenience and comfort to your daily routine. Additional highlights include central air conditioning, a whole-house generator for peace of mind, and all appliances included—making your transition seamless. Enjoy relaxing mornings or quiet evenings on the inviting front porch, the perfect spot to take in the peaceful surroundings. Step outside to appreciate the beautiful, unobstructed views along with 2 dedicated parking spaces and nearby guest parking, ideal for hosting friends and family. The property also features a 12 x 12 shed for extra storage and leaf filter gutter guards with a transferable warranty, providing added value and low-maintenance living. Living in The Pines @ West Penn means enjoying a welcoming community atmosphere with amenities designed for both relaxation and recreation. Residents have access to scenic walking paths, community gathering spaces, tennis courts, and more. The location offers convenient access to a variety of local attractions. Enjoy winter adventures at Blue Mountain Ski Area, explore the outdoors at West Penn Community Park, or take in the natural beauty of the Appalachian Trail. Nearby, you’ll also find a public pool, healthcare and fitness facilities, arts and entertainment, and excellent dining options. With easy access to major roadways, commuting is simple and convenient. As an added bonus, graduates of Tamaqua Area High School may be eligible for a two-year college degree from Lehigh Carbon Community College through the generosity of the Morgan Foundation. Homes like this don’t come along often—don’t miss your opportunity! Schedule your private showing today and experience everything this exceptional property has to offer. ?? Contact today for more details or to schedule your private tour!

8. 2018-06-28
   historical
9. 2017-11-08
   listed $76,500
10. 2016-01-22
    historical
11. 2013-10-03
    historical
12. 2013-10-03
    historical
13. 2013-04-04
    listed $98,000
14. 2013-04-04
    listed $98,000
15. 2013-04-04
    listed $98,000
16. 2006-10-06
    soldstatus $41,500

ⓘ 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: $1,305 · $109/mo
• Projected year-2 tax: $1,402 · $117/mo
• Expected delta: +$97/yr (+$8/mo · 7.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,207
• − Mortgage interest: −$5,316
• − Property taxes: −$1,305
• − Insurance: −$474
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − HOA: −$6,780
• − Depreciation: −$2,761
• Taxable income: $337
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $1,351/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: Tamaqua Area SD
• NCES district ID: 4223220
• Math proficiency: 31% ▼ -9.00%
• Reading proficiency: 53% ▼ -8.00%
• Median HH income: $45,184
• Composite: 35.61/100
• National rank: #4893
• State rank: #331 of 539 in PA

Livability — West Penn

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,084

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 4% Scotch-Irish 3% Italian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% Spanish 2% Vietnamese 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: ▼ -19.02%
• Current HPI: 164.7902
• 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

+128.7% since first listed

16 events — show timeline

• 2026-04-24 Pending — PMAR
• 2026-04-24 Pending — GLVRMLS
• 2026-04-24 Pending — BRIGHT MLS
• 2026-04-23 Contingent — BRIGHT MLS
• 2026-04-15 Listed $94,900 PMAR
• 2026-04-15 Listed $94,900 BRIGHT MLS
• 2026-04-15 Listed $94,900 GLVRMLS
• 2018-06-28 Listing Removed — BRIGHT MLS
• 2017-11-08 Listed $76,500 BRIGHT MLS
• 2016-01-22 Listing Removed — BRIGHT MLS
• 2013-10-03 Listing Removed — BRIGHT MLS
• 2013-10-03 Listing Removed — GLVRMLS
• 2013-04-04 Listed $98,000 BRIGHT MLS
• 2013-04-04 Listed $98,000 GLVRMLS
• 2013-04-04 Listed $98,000 BRIGHT MLS
• 2006-10-06 Sold (Public Records) $41,500 Public Records