101 Somers Ln · Lawrence, PA 16929

$160,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 322 Days on market

Built 2015 $106/sqft · 16% below area Est $190k · 16% under

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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).

• ARV discount +14.6/15.0
• Cash flow +13.9/30.0
• Appreciation +6.4/10.0
• DSCR +4.2/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Exceptional Double Wide with Modern Upgrades! This beautifully maintained 3-bedroom, 2-bath home offers comfortable living with thoughtful upgrades throughout. The kitchen features upgraded cabinetry, providing both style and function. The master bedroom boasts an oversized closet and a generously sized bathroom for added convenience. Step outside to enjoy the over-sized deck—perfect for relaxing or entertaining. A 10x14 shed with electric provides extra storage, and the Generac generator adds peace of mind during power outages. Located on a rented lot ($395/month includes trash removal) this home combines affordability with high-end features (it also has an over-sized parking area which can fit 7-8 cars). Don't miss your chance to own this exceptional property! New buyer must be approved by lot owner.

Key facts

• Generac generator
• Modern upgrades
• Oversized deck

Tags

• MODERN UPGRADES
• UPGRADED CABINETRY
• OVERSIZED DECK
• 10X14 SHED
• GENERAC GENERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $18 ($214/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 $125k (21.6% below list).
• Recommended offer: $125k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,164 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: schools D+, amenities F, commute F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 14 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.9% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 322 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Recommended offer $125,411 (21.6% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 22% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.78% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (median comp): $189,895
• List price: $160,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.6%
• Equity multiple: 1.43×
• Total profit: $19,415
• Equity at exit: $70,953

10-year hold

• IRR: 10.3%
• Equity multiple: 2.53×
• Total profit: $68,627
• Equity at exit: $108,583

Cash invested: $44,800 (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 16929

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$67 /mo · $807/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $18

Break-even live

Break-even rent $1,232

Max offer price $160,000

Occupancy floor 94%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $160,000 Active 322 DOM
2. 2026-06-17
   days on market $160,000 Active 321 DOM
3. 2026-06-16
   days on market $160,000 Active 320 DOM
4. 2026-06-15
   days on market $160,000 Active 319 DOM
5. 2026-06-13
   days on market $160,000 Active 317 DOM
6. 2026-06-12
   days on market $160,000 Active 316 DOM
7. 2026-06-09
   days on market $160,000 Active 313 DOM
8. 2026-06-08
   days on market $160,000 Active 312 DOM
9. 2026-06-08
   days on market $160,000 Active 311 DOM
10. 2026-06-07
    days on market $160,000 Active 310 DOM
11. 2026-06-04
    days on market $160,000 Active 307 DOM
12. 2026-06-02
    days on market $160,000 Active 306 DOM
13. 2026-06-01
    days on market $160,000 Active 305 DOM
14. 2026-05-31
    days on market $160,000 Active 304 DOM
15. 2025-07-31
    listed $160,000 Active 824-char remark

    Show marketing remark (824 chars)

    Exceptional Double Wide with Modern Upgrades! This beautifully maintained 3-bedroom, 2-bath home offers comfortable living with thoughtful upgrades throughout. The kitchen features upgraded cabinetry, providing both style and function. The master bedroom boasts an oversized closet and a generously sized bathroom for added convenience. Step outside to enjoy the over-sized deck—perfect for relaxing or entertaining. A 10x14 shed with electric provides extra storage, and the Generac generator adds peace of mind during power outages. Located on a rented lot ($395/month includes trash removal) this home combines affordability with high-end features (it also has an over-sized parking area which can fit 7-8 cars). Don't miss your chance to own this exceptional property! New buyer must be approved by lot owner.

ⓘ 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: $807 · $67/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$861/yr (+$72/mo · 106.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $15,049
• − Mortgage interest: −$8,962
• − Property taxes: −$807
• − Insurance: −$800
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,655
• Taxable loss: −$2,582
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $833/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Lawrence

• Score: 65/100
• State rank: #1164
• US rank: #13465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,205
• Population (ZIP): 2,569

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 1% · China, Canada, Jamaica
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 315.5799
• 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

• 2025-07-31 Listed $160,000 NMPA

Property tax history

-5.3%/yr

Latest (2026): $807 · +1.8% YoY. Source: county tax records.