12 King Ln · Renningers, PA 17972

$109,900

3 bd · 2.0 ba · 1,026 sqft · SingleFamily · 35 Days on market

Built 2026 Good condition $107/sqft · 15% below area Est $130k · 15% under

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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 +23.7/30.0
• ARV discount +14.4/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• Schools +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PLEASE NOTE: Photos are from a similar model in the same community. This new model siding and shutter colors can be selected by buyer from available options prior to home being ordered. Deck colors/materials might vary. With an acceptable offer by June 30, 2026, the buyer will have some color and flooring choices available to them. Newly constructed manufactured home in the Blue Mountain School District to be ready for occupancy approximately the end of August 2026. The home will have upgrades throughout, from cabinets to stainless steel appliances, and more. The deck on the front will be the perfect place to grill or simply sit and enjoy the outdoors. A small front, side, and rear yard a

Key facts

• Parking
• Built 2026
• Listed 35 days

Property features AI

Finance

• Other: Property manager present; Pets allowed with pet addendum/deposit
• HOA & community: HOA fee covers road maintenance, water, and sewer; Other community fee of $300 monthly

Exterior

• Parking: Driveway parking; One total garage/parking space; One driveway space
• Utilities: Public water; Public sewer
• Home design: Manufactured / modular home; Model: Chesapeake; Make: Eagle River; Construction not completed
• Construction: Manufactured construction; Width approximately 24 ft; Length approximately 44 ft; Above-grade finished living area (estimated 1,026)
• Exterior features: Located in a community (North Manheim Estates LLC); Not in a federal flood zone; Above-grade other structures

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range/oven
• Bedrooms: Three bedrooms on the main level (Master Bedroom, Bedroom 2, Bedroom 3)
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Electric cooling; Electric hot water
• Interior features: Excellent condition; Living Room; Master Bathroom; Second full bathroom
• Laundry & utility: Main-floor laundry hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,183 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; 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; 2 comparable units currently listed for rent nearby; 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 $760 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 35 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $129,826
• List price: $109,900
• Delta: -15.35%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 King Ln	0.02mi	3/2.0	1,026 (0%)	2mo	$104,900	$102	98
11 King Ln	0.01mi	3/2.0	1,026 (0%)	8mo	$99,900	$97	92

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-4,416
• Equity at exit: $16,386

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $13,451
• Equity at exit: $9,502

Cash invested: $30,772 (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 17972

• Home prices YoY: -9.1%
• Active inventory: 52
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $210

Break-even live

Break-even rent $961

Max offer price $109,900

Occupancy floor 78%

Sensitivity live

Price	-10% $286	-5% $248	+0% $210	+5% $172	+10% $134
Rent	-10% $113	-5% $162	+0% $210	+5% $258	+10% $307
Rate	-1.0pp $265	-0.5pp $238	base $210	+0.5pp $182	+1.0pp $153

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
503 Dock St Apt B Schuylkill Haven, PA	2.0	1.0	850	$1,050	$1.24	45d	1	0.80mi
136 W Main St Schuylkill Haven, PA	3.0	2.0	1400	$1,500	$1.07	45d	1	1.09mi

Listing history 1 events

1. 2026-04-23
   listed $109,900 Active 1858-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,726
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$550
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,197
• Taxable income: $819
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,323/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 None rehab

This newly constructed manufactured home is move-in ready with new finishes and features, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Install outdoor lighting — Enhances safety and curb appeal.
• Both Add a small garden bed — Improves landscaping and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Install outdoor lighting — Enhances safety and curb appeal. ↑
• Both Add a small garden bed — Improves landscaping and adds value to the property. ↑

ⓘ 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 — Renningers

• Score: 64/100
• State rank: #1183
• US rank: #13849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

2 events — show timeline

• 2026-05-29 Pending — BRIGHT MLS
• 2026-04-23 Listed $109,900 BRIGHT MLS