25 Gail Ln · Hughesville, PA 17737

$44,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 13 Days on market

Built 1989 $26/sqft · 82% below area

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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
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Settle in to this home complete with all the appliances. Open kitchen with nice oak cabinets, Island bar with countertop range and storage, family room with gas stone fireplace topped off with a large primary bedroom with en suite. Plenty of space to spread out and enjoy one floor living. Buyer must be park approved prior to closing. Lot rent is 275.00/month which includes water, sewer and garbage (2-33 gallon bags)

Key facts

• Oak cabinets
• Gas stone fireplace
• En suite

Tags

• OPEN KITCHEN
• OAK CABINETS
• ISLAND BAR
• GAS STONE FIREPLACE
• PRIMARY BEDROOM
• EN SUITE

🏷️ Possibly a rental listed for sale. The $44,000 price doesn't fit this home's estimated sale value (~$248,891) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).

Location & tenants

• Location reads 80/100 on livability (#225 in PA, #1,956 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Lycoming SD (town): math 52% / reading 62% proficiency, ranked #93 of 539 in PA (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($304 loan paydown + $864 appreciation (2.0% local appreciation)).
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $22k; list at $44k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $44,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
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: 2.51% ✓
• Cap rate: 21.59%
• Cash-on-cash: 54.63%
• DSCR: 3.43
• GRM: 3.3

CMA / ARV

• ARV (median comp): $248,891
• List price: $44,000
• Delta: -82.32%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 58.5%
• Equity multiple: 4.14×
• Total profit: $38,679
• Equity at exit: $17,268

10-year hold

• IRR: 59.0%
• Equity multiple: 8.36×
• Total profit: $90,735
• Equity at exit: $24,800

Cash invested: $12,320 (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 17737

• Home prices YoY: 0.9%
• Active inventory: 21
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $561

Break-even live

Break-even rent $393

Max offer price $44,000

Occupancy floor 44%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 420-char remark

   Show marketing remark (420 chars)

   Settle in to this home complete with all the appliances. Open kitchen with nice oak cabinets, Island bar with countertop range and storage, family room with gas stone fireplace topped off with a large primary bedroom with en suite. Plenty of space to spread out and enjoy one floor living. Buyer must be park approved prior to closing. Lot rent is 275.00/month which includes water, sewer and garbage (2-33 gallon bags)

2. 2026-04-16
   listed $44,000 Active 420-char remark

   Show marketing remark (420 chars)

   Settle in to this home complete with all the appliances. Open kitchen with nice oak cabinets, Island bar with countertop range and storage, family room with gas stone fireplace topped off with a large primary bedroom with en suite. Plenty of space to spread out and enjoy one floor living. Buyer must be park approved prior to closing. Lot rent is 275.00/month which includes water, sewer and garbage (2-33 gallon bags)

3. 2004-08-05
   soldstatus $22,400

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $734 · $61/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 4/10 Moderate FEMA zone X (unshaded) · 20% 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 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,233
• − Mortgage interest: −$2,465
• − Property taxes: −$734
• − Insurance: −$220
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$1,280
• Taxable income: $6,417
• Est. tax owed @ 24.0%: −$1,540
• After-tax cash flow: $5,191/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: East Lycoming SD
• NCES district ID: 4208490
• Math proficiency: 52% ▼ -12.00%
• Reading proficiency: 62% ▼ -12.00%
• Median HH income: $53,360
• Composite: 48.88/100
• National rank: #2083
• State rank: #93 of 539 in PA

Livability — Hughesville

• Score: 80/100
• State rank: #225
• US rank: #1956

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,476

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Polish 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.96%
• Current HPI: 215.8872
• 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

+96.4% since first listed

3 events — show timeline

• 2026-05-06 Pending — WBVAR
• 2026-04-16 Listed $44,000 WBVAR
• 2004-08-05 Sold (Public Records) $22,400 Public Records

Property tax history

+2.6%/yr

Latest (2026): $734 · +2.1% YoY. Source: county tax records.