329 Vine St · Nescopeck, PA 18635

$144,000

3 bd · 1.0 ba · 910 sqft · Manufactured public records · 83 Days on market

Built 1994 0.33 ac lot ↓ 3% 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in a serene and private location, this beautifully remodeled 3-bedroom, 1-bathroom mobile home offers the perfect blend of modern comfort and peaceful living. Whether you're looking for a quiet retreat or a place to call home, this property provides the ideal setting. A NEW metal roof, new flooring, fresh paint, and updated appliances, ensuring a move-in ready home. This charming mobile home is a must-see! Whether you're a first-time buyer or looking for a peaceful getaway, it offers the perfect balance of comfort and privacy. Schedule a viewing today and imagine yourself living in this tranquil retreat!

Key facts

• Updated appliances
• Metal roof
• Fresh paint

Tags

• METAL ROOF
• NEW FLOORING
• FRESH PAINT
• UPDATED APPLIANCES
• PRIVATE LOCATION

Property features AI

Exterior

• Parking: Off-street parking with 2 open spaces
• Security: Carbon monoxide and smoke detectors
• Utilities: Public water; Public sewer; Electricity connected (100 amp service); Propane available
• Home design: Mobile home (residential); Single-story; Updated/Remodeled; Built in 1994 (estimated); Slab foundation; Metal roof
• Construction: Vinyl siding; Slab foundation; Metal roof; Year built estimated 1994
• Exterior features: Private yard; Deck; Front porch; On-site storage and shed(s); Open lot with many trees and cleared areas; Back yard

Interior

• Kitchen: Built-in electric range; Microwave
• Bedrooms: Three bedrooms (Bedroom 1: 14 x 11, Bedroom 2: 12 x 11, Bedroom 3: 8 x 7)
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom (8 x 5)
• Heating & cooling: Forced air heating; Electric heating; Propane heating available; Wall or wall/window air conditioning units
• Interior features: Open floorplan; Eat-in kitchen; In-home storage; ENERGY STAR qualified windows; ENERGY STAR qualified doors; Carbon monoxide and smoke detectors
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $135k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#571 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 69 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($996 loan paydown + $5k appreciation (3.2% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 3 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 $135,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.07×
• Total profit: $43,322
• Equity at exit: $66,358

10-year hold

• IRR: 19.8%
• Equity multiple: 3.93×
• Total profit: $118,174
• Equity at exit: $103,534

Cash invested: $40,320 (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 18635

• Home prices YoY: 1.3%
• Active inventory: 69
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,745 medium
• Mortgage (P&I): −$755
• Tax est. 1.5%: −$180 /mo · $2,160/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $384

Break-even live

Break-even rent $1,260

Max offer price $144,000

Occupancy floor 73%

Sensitivity live

Price	-10% $483	-5% $433	+0% $384	+5% $334	+10% $284
Rent	-10% $246	-5% $315	+0% $384	+5% $453	+10% $522
Rate	-1.0pp $456	-0.5pp $420	base $384	+0.5pp $346	+1.0pp $308

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: $36,000
• Closing costs: $4,320
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $144,000 Active 83 DOM
2. 2026-06-18
   days on market $144,000 Active 82 DOM
3. 2026-06-17
   days on market $144,000 Active 81 DOM
4. 2026-06-16
   days on market $144,000 Active 80 DOM
5. 2026-06-15
   days on market $144,000 Active 79 DOM
6. 2026-06-14
   days on market $144,000 Active 77 DOM
7. 2026-06-12
   days on market $144,000 Active 76 DOM
8. 2026-06-09
   days on market $144,000 Active 73 DOM
9. 2026-06-08
   days on market $144,000 Active 72 DOM
10. 2026-06-07
    remarks 619-char remark
11. 2026-06-07
    listed $144,000 Active 71 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,944
• − Mortgage interest: −$8,066
• − Property taxes: −$2,160
• − Insurance: −$720
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$4,189
• Taxable income: $2,458
• Est. tax owed @ 24.0%: −$590
• After-tax cash flow: $4,014/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Nescopeck

• Score: 73/100
• State rank: #571
• US rank: #5424

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nescopeck, PA
• City population: 1,072
• Population (ZIP): 3,640

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 8% Lithuanian 4% Iranian 3%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.20%
• Current HPI: 245.2539
• 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

-3.4% since first listed

5 events — show timeline

• 2026-06-06 Relisted — GSBR as distributed by MLS GRID
• 2026-06-06 Price Changed $144,000 GSBR as distributed by MLS GRID
• 2026-06-06 Price Changed $144,000 GSBR as distributed by MLS GRID
• 2026-03-27 Listed $149,000 GSBR as distributed by MLS GRID
• 2026-02-23 Listed $149,000 GSBR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2026): $164 · +1.4% YoY. Source: county tax records.