228 Frieden Mnr · Friedensburg, PA 17972

$29,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 35 Days on market

Built 1987 ↓ 7% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

For Sale By Owner ! New Roof. Central Air. Upgraded thermal windows. Large Covered Front Deck ! I have lived in this 2 bedroom 1 bath single wide mobile home for 6 years. I purchased from the original owner and it has been well maintained, cared for; and has been a pet free, smoke free, and kid free home. It rests on a leased lot. The generously sized 10& apos; x 22& apos; covered front deck / porch welcomes you and then begs you to sit in a rocker and relax morning, noon, and night. Mature landscaping with seasonal flowering shrubs, and plants make this home very attractive throughout the year; (exterior photos were taken during a season when shrubs and flowering plants were in blo

Key facts

• Eat-in kitchen
• Mature landscaping
• Central air

Tags

• NEW ROOF
• CENTRAL AIR
• UPGRADED THERMAL WINDOWS
• LARGE COVERED FRONT DECK
• MATURE LANDSCAPING
• EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#1,012 in PA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; 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.
• Market conditions: 52 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 $207 of loan paydown is wiped out by about $897 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,003 (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 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.30% ✓
• Cap rate: 38.73%
• Cash-on-cash: 115.86%
• DSCR: 6.15
• GRM: 1.9

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: —
• Equity multiple: 6.57×
• Total profit: $46,655
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $106,994
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $808

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 32%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $29,900 Under Contract 35 DOM
2. 2026-06-16
   days on market $29,900 Active 35 DOM
3. 2026-06-15
   days on market $29,900 Active 34 DOM
4. 2026-06-14
   days on market $29,900 Active 32 DOM
5. 2026-06-12
   days on market $29,900 Active 31 DOM
6. 2026-06-09
   days on market $29,900 Active 28 DOM
7. 2026-06-08
   days on market $29,900 Active 27 DOM
8. 2026-06-07
   days on market $29,900 Active 26 DOM
9. 2026-06-07
   days on market $29,900 Active 25 DOM
10. 2026-06-04
    days on market $29,900 Active 22 DOM
11. 2026-06-02
    days on market $29,900 Active 21 DOM
12. 2026-06-01
    days on market $29,900 Active 20 DOM
13. 2026-05-31
    days on market $29,900 Active 19 DOM
14. 2026-05-31
    days on market $29,900 Active 18 DOM
15. 2026-05-13
    price $29,900 2661-char remark
16. 2026-05-12
    listed $32,000 Active 2661-char remark

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $15,417
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$870
• Taxable income: $9,807
• Est. tax owed @ 24.0%: −$2,354
• After-tax cash flow: $7,346/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: 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 — Friedensburg

• Score: 67/100
• State rank: #1012
• US rank: #11184

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Friedensburg, PA
• City population: 164
• 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

-6.6% since first listed

3 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-13 Price Changed $29,900 FSBO.com
• 2026-05-12 Listed $32,000 FSBO.com

Property tax history

+16.4%/yr

Latest (2026): $1,748 · +332.7% YoY. Source: county tax records.