929 Mifflin Ave · Nescopeck, PA 18635

$149,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 328 Days on market

Built 2023 0.28 ac lot

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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 +28.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• 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

New Construction Double-Wide - 2023 Build! Enjoy the comfort and convenience of single-floor living in this newly built 3-bedroom, 2-bathroom double-wide home. The open-concept design creates a bright, airy feel, perfect for gatherings or relaxing in style. Located in a quiet neighborhood with off-street parking, this home combines modern living with practical design. The spacious layout offers a seamless flow between the kitchen, dining, and living spaces, making it ideal for families or anyone seeking low-maintenance living. Don't miss your chance to own this 2023 gem—schedule your tour today!

Key facts

• Open-concept design
• Double-wide
• New construction

Tags

• NEW CONSTRUCTION
• DOUBLE-WIDE
• SINGLE-FLOOR LIVING
• OPEN-CONCEPT DESIGN
• QUIET NEIGHBORHOOD
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; No listed foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Includes microwave, dishwasher, refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Microwave; Dishwasher; Refrigerator
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $149k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% 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 ($1k 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 $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $101k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.24% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.60
• GRM: 6.7

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: 20.5%
• Equity multiple: 2.18×
• Total profit: $49,130
• Equity at exit: $68,662

10-year hold

• IRR: 21.5%
• Equity multiple: 4.15×
• Total profit: $131,498
• Equity at exit: $107,129

Cash invested: $41,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $465

Break-even live

Break-even rent $1,252

Max offer price $149,000

Occupancy floor 70%

Sensitivity live

Price	-10% $549	-5% $507	+0% $465	+5% $423	+10% $381
Rent	-10% $320	-5% $392	+0% $465	+5% $538	+10% $610
Rate	-1.0pp $540	-0.5pp $503	base $465	+0.5pp $426	+1.0pp $387

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $149,000 Active 328 DOM
2. 2026-06-18
   days on market $149,000 Active 327 DOM
3. 2026-06-17
   days on market $149,000 Active 326 DOM
4. 2026-06-17
   status $149,000 Active 325 DOM
5. 2026-06-16
   status $149,000 Pending 325 DOM
6. 2026-06-15
   days on market $149,000 Active Under Contract 325 DOM
7. 2026-06-14
   days on market $149,000 Active Under Contract 323 DOM
8. 2026-06-12
   days on market $149,000 Active Under Contract 322 DOM
9. 2026-06-09
   days on market $149,000 Active Under Contract 319 DOM
10. 2026-06-08
    days on market $149,000 Active Under Contract 318 DOM
11. 2026-06-07
    days on market $149,000 Active Under Contract 317 DOM
12. 2026-06-02
    days on market $149,000 Active Under Contract 312 DOM
13. 2026-06-01
    days on market $149,000 Active Under Contract 311 DOM
14. 2026-05-31
    days on market $149,000 Active Under Contract 310 DOM
15. 2026-05-30
    days on market $149,000 Active Under Contract 309 DOM
16. 2026-04-28
    historical Active Under Contract
17. 2025-12-03
    status Active
18. 2025-12-03
    price $149,000
19. 2025-11-20
    price $168,000
20. 2025-09-12
    price $200,000
21. 2025-08-25
    status Active
22. 2025-06-11
    historical Active Under Contract
23. 2025-05-12
    price $215,000
24. 2025-03-29
    price $230,000
25. 2025-02-17
    price $240,000
26. 2025-01-30
    listed $250,000 Active
27. 2022-08-16
    soldstatus $135,000
28. 2021-11-15
    soldstatus $50,000

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$305/yr (+$25/mo · 17.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $22,083
• − Mortgage interest: −$8,346
• − Property taxes: −$1,745
• − Insurance: −$745
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$4,335
• Taxable income: $3,379
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $4,768/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
• 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

+198.0% since first listed

13 events — show timeline

• 2026-04-28 Contingent — CSVBR
• 2025-12-03 Relisted — CSVBR
• 2025-12-03 Price Changed $149,000 CSVBR
• 2025-11-20 Price Changed $168,000 CSVBR
• 2025-09-12 Price Changed $200,000 CSVBR
• 2025-08-25 Relisted — CSVBR
• 2025-06-11 Contingent — CSVBR
• 2025-05-12 Price Changed $215,000 CSVBR
• 2025-03-29 Price Changed $230,000 CSVBR
• 2025-02-17 Price Changed $240,000 CSVBR
• 2025-01-30 Listed $250,000 CSVBR
• 2022-08-16 Sold (Public Records) $135,000 Public Records
• 2021-11-15 Sold (Public Records) $50,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $1,745 · +1.4% YoY. Source: county tax records.