188 Franklin St · Point, PA 17857

$79,000

2 bd · 1.0 ba · 980 sqft · Other · 461 Days on market

8,712 sqft lot

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +3.4/10.0
• 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

Solid mobile home on a large corner lot. Tile throughout, fireplace, and unfinished 12x12 addition. Cheaper than rent or Perfect as a rental property! Call Wendy 570-847-4773 for a showing. Prequalified/proof of funds buyers only.

Key facts

• Tile throughout
• Large corner lot
• Fireplace

Tags

• LARGE CORNER LOT
• TILE THROUGHOUT
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($922 rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Shikellamy SD (town): math 33% / reading 47% proficiency, ranked #362 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 461 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. 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: 1.17% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.1

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,556
• Equity at exit: $11,779

10-year hold

• IRR: 7.8%
• Equity multiple: 1.60×
• Total profit: $13,174
• Equity at exit: $6,830

Cash invested: $22,120 (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 17857

• Home prices YoY: -13.9%
• Active inventory: 37
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $922 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$105 /mo · $1,261/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $176

Break-even live

Break-even rent $699

Max offer price $79,000

Occupancy floor 76%

Sensitivity live

Price	-10% $221	-5% $199	+0% $176	+5% $154	+10% $132
Rent	-10% $103	-5% $140	+0% $176	+5% $213	+10% $249
Rate	-1.0pp $216	-0.5pp $196	base $176	+0.5pp $156	+1.0pp $135

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-08
   days on market $79,000 Active 461 DOM
2. 2026-06-07
   days on market $79,000 Active 460 DOM
3. 2026-06-05
   days on market $79,000 Active 457 DOM
4. 2026-06-02
   days on market $79,000 Active 455 DOM
5. 2026-06-01
   days on market $79,000 Active 454 DOM
6. 2026-05-31
   days on market $79,000 Active 453 DOM
7. 2026-05-30
   days on market $79,000 Active 452 DOM
8. 2025-09-02
   status Active 231-char remark

   Show marketing remark (231 chars)

   Solid mobile home on a large corner lot. Tile throughout, fireplace, and unfinished 12x12 addition. Cheaper than rent or Perfect as a rental property! Call Wendy 570-847-4773 for a showing. Prequalified/proof of funds buyers only.

9. 2025-03-04
   listed $79,000 Active 231-char remark

   Show marketing remark (231 chars)

   Solid mobile home on a large corner lot. Tile throughout, fireplace, and unfinished 12x12 addition. Cheaper than rent or Perfect as a rental property! Call Wendy 570-847-4773 for a showing. Prequalified/proof of funds buyers only.

ⓘ 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: $1,261 · $105/mo
• Projected year-2 tax: $1,261 · $105/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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,066
• − Mortgage interest: −$4,425
• − Property taxes: −$1,261
• − Insurance: −$395
• − Repairs & maintenance: −$885
• − Management: −$885
• − Depreciation: −$2,298
• Taxable income: $917
• Est. tax owed @ 24.0%: −$220
• After-tax cash flow: $1,895/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: Shikellamy SD
• NCES district ID: 4221540
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $41,227
• Composite: 33.6/100
• National rank: #5415
• State rank: #362 of 539 in PA

Livability — Point

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

Census & demographics

• Census place: Kapp Heights, PA
• Population (ZIP): 7,682

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 3% Black 2%
• Hispanic origin (detail): Mexican 3% Dominican 1%
• Common ancestry: French 4% Iranian 3% Romanian 3%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Russian/Polish/Slavic 2% French/Haitian/Cajun 2% Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.84%
• Current HPI: 191.4259
• 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

• 2025-09-02 Relisted — CSVBR
• 2025-03-04 Listed $79,000 CSVBR

Property tax history

+1.7%/yr

Latest (2026): $1,261 · +0.0% YoY. Source: county tax records.