33 Vista Dr · North Towanda, PA 18848

$129,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily · 39 Days on market

Built 1966 1.92 ac lot

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready and meticulously cared for, this 2-bedroom, 1-bathroom manufactured home sits on a generous 1.92-acre lot. Very well maintained and easy to own, it's an excellent starter home or a solid income-producing property for investors. The expansive outdoor space offers plenty of room for gardening, recreation, or future improvements, while the tidy interior keeps upkeep simple and affordable. A versatile layout and strong upside make this property a smart choice for first-time buyers or those looking to grow their real estate portfolio

Key facts

• Generous lot
• Versatile layout
• Move in ready

Tags

• MOVE IN READY
• GENEROUS LOT
• EXPANSIVE OUTDOOR SPACE
• VERSATILE LAYOUT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential manufactured home
• Construction: Vinyl siding
• Exterior features: Metal roof; Approximately 1.92-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Gas water heater; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $48 ($571/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (17.3% below list).
• Recommended offer: $107k (17.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Towanda Area SD (town): math 32% / reading 45% proficiency, ranked #372 of 539 in PA (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Towanda Area El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 443 students, 100% FRL); Towanda Area Jshs (math 32% / reading 43%, grade F, #287 of 437 statewide, top 66%, 720 students, 90% FRL) — zoned schools average 95% FRL vs 43% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($125k) is reasonable based on typical stale-listing flexibility.

Recommended offer $106,658 (17.3% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.83% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 10.1

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-17,918
• Equity at exit: $19,234

10-year hold

• IRR: -5.0%
• Equity multiple: 0.67×
• Total profit: $-11,878
• Equity at exit: $11,154

Cash invested: $36,120 (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 18848

• Home prices YoY: -21.2%
• Active inventory: 74
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $48

Break-even live

Break-even rent $1,006

Max offer price $129,000

Occupancy floor 91%

Sensitivity live

Price	-10% $121	-5% $84	+0% $48	+5% $11	+10% $-25
Rent	-10% $-37	-5% $5	+0% $48	+5% $90	+10% $132
Rate	-1.0pp $113	-0.5pp $80	base $48	+0.5pp $14	+1.0pp $-20

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $129,000 Active 39 DOM
2. 2026-06-21
   days on market $129,000 Active 38 DOM
3. 2026-06-18
   days on market $129,000 Active 36 DOM
4. 2026-06-17
   days on market $129,000 Active 35 DOM
5. 2026-06-16
   days on market $129,000 Active 34 DOM
6. 2026-06-15
   days on market $129,000 Active 33 DOM
7. 2026-06-13
   days on market $129,000 Active 31 DOM
8. 2026-06-12
   days on market $129,000 Active 30 DOM
9. 2026-06-09
   days on market $129,000 Active 27 DOM
10. 2026-06-08
    days on market $129,000 Active 26 DOM
11. 2026-06-08
    days on market $129,000 Active 25 DOM
12. 2026-06-07
    days on market $129,000 Active 24 DOM
13. 2026-06-04
    days on market $129,000 Active 21 DOM
14. 2026-06-02
    days on market $129,000 Active 20 DOM
15. 2026-06-01
    days on market $129,000 Active 19 DOM
16. 2026-05-31
    days on market $129,000 Active 18 DOM
17. 2026-05-12
    listed $129,000 Active 548-char remark

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,408 · $117/mo
• Expected delta: +$630/yr (+$53/mo · 81.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $12,799
• − Mortgage interest: −$7,226
• − Property taxes: −$778
• − Insurance: −$645
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$3,753
• Taxable loss: −$1,650
• Est. tax savings @ 24.0%: +$396
• After-tax cash flow: $967/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: Towanda Area SD
• NCES district ID: 4223550
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 45% ▼ -14.00%
• Median HH income: $45,242
• Composite: 32.74/100
• National rank: #5638
• State rank: #372 of 539 in PA

Livability — North Towanda

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

Census & demographics

• Population (ZIP): 8,625

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Iranian 3% Polish 3% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.57%
• Current HPI: 158.5429
• 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

1 event — show timeline

• 2026-05-12 Listed $129,000 NMPA

Property tax history

+1.7%/yr

Latest (2026): $778 · +3.2% YoY. Source: county tax records.