25 E Delmar Mdws · Wellsboro, PA 16901

$52,900

3 bd · 2.0 ba · 1,204 sqft · Manufactured public records · 83 Days on market

Built 1973 $44/sqft · 77% below area

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This very well maintained home is in a mobile home park just outside of Wellsboro. This home features 2-3 bedrooms, two bathrooms, and lots of storage! Outside there is a huge deck for entertaining or relaxing. Lot rent is $330 per month

Key facts

• Huge deck
• Built 1973
• Listed 83 days

Tags

• HUGE DECK

🏷️ Possibly a rental listed for sale. The $52,900 price doesn't fit this home's estimated sale value (~$225,566) 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 $53k.

Deal economics

• At list price, monthly cash flow is $813 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $53k).
• Recommended offer: $50k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#426 in PA, #3,882 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wellsboro Area SD (rural): math 37% / reading 58% proficiency, ranked #230 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Don Gill El Sch (math 33% / reading 51%, grade F, #883 of 1,518 statewide, top 61%, 318 students, 55% FRL); Rock L Butler Ms (math 32% / reading 61%, grade D+, #172 of 512 statewide, top 35%, 480 students, 50% FRL); Wellsboro Area Hs (math 77%, 439 students, 45% FRL) — zoned schools average 50% FRL vs 31% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 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 ($366 loan paydown + $5k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $27k; list at $53k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $49,726 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.73% ✓
• Cap rate: 24.73%
• Cash-on-cash: 65.83%
• DSCR: 3.93
• GRM: 3.1

CMA / ARV

• ARV (median comp): $225,566
• List price: $52,900
• Delta: -76.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 E Delmar Mdws	0.12mi	2/2.0 (-1)	1,104 (-8%)	20mo	$19,500	$18	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.3%
• Equity multiple: 6.44×
• Total profit: $80,563
• Equity at exit: $47,657

10-year hold

• IRR: 71.4%
• Equity multiple: 14.27×
• Total profit: $196,540
• Equity at exit: $102,773

Cash invested: $14,812 (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 16901

• Home prices YoY: 4.6%
• Active inventory: 35
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,442 medium
• Mortgage (P&I): −$277
• Tax from tax record: −$27 /mo · $321/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $813

Break-even live

Break-even rent $413

Max offer price $52,900

Occupancy floor 39%

Sensitivity live

Price	-10% $843	-5% $828	+0% $813	+5% $798	+10% $783
Rent	-10% $699	-5% $756	+0% $813	+5% $870	+10% $926
Rate	-1.0pp $839	-0.5pp $826	base $813	+0.5pp $799	+1.0pp $785

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: $13,225
• Closing costs: $1,587
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-09
   statusdays on market $52,900 Pending 83 DOM
2. 2026-06-08
   days on market $52,900 Active Under Contract 82 DOM
3. 2026-06-08
   days on market $52,900 Active Under Contract 81 DOM
4. 2026-06-07
   days on market $52,900 Active Under Contract 80 DOM
5. 2026-06-04
   days on market $52,900 Active Under Contract 77 DOM
6. 2026-06-02
   days on market $52,900 Active Under Contract 76 DOM
7. 2026-06-01
   days on market $52,900 Active Under Contract 75 DOM
8. 2026-05-31
   days on market $52,900 Active Under Contract 74 DOM
9. 2026-03-18
   listed $52,900 Active 237-char remark

   Show marketing remark (237 chars)

   This very well maintained home is in a mobile home park just outside of Wellsboro. This home features 2-3 bedrooms, two bathrooms, and lots of storage! Outside there is a huge deck for entertaining or relaxing. Lot rent is $330 per month

10. 2021-01-18
    soldstatus $27,000 649-char remark

    Show marketing remark (649 chars)

    EXTREMELY WELL-MAINTAINED AND REMODELED single wide located on a rented lot in a quiet mobile home park approximately 15 minutes outside of Wellsboro. This 3-bedroom, 2-bath home has TONS of storage space, drywall throughout, a walk-in closet, and a great kitchen with a HUGE island. This would certainly make a fantastic starter home or appeal to someone looking for all first-floor living. Beautiful deck on the front of the home lends itself for relaxing and entertaining. Lot rent is $280 a month and application must be submitted to park owners. Pictures do not do it justice! This is a MUST SEE property! Call today to make your appointment!

11. 2020-10-25
    listed $35,000 649-char remark

    Show marketing remark (649 chars)

    EXTREMELY WELL-MAINTAINED AND REMODELED single wide located on a rented lot in a quiet mobile home park approximately 15 minutes outside of Wellsboro. This 3-bedroom, 2-bath home has TONS of storage space, drywall throughout, a walk-in closet, and a great kitchen with a HUGE island. This would certainly make a fantastic starter home or appeal to someone looking for all first-floor living. Beautiful deck on the front of the home lends itself for relaxing and entertaining. Lot rent is $280 a month and application must be submitted to park owners. Pictures do not do it justice! This is a MUST SEE property! Call today to make your appointment!

12. 2019-11-08
    soldstatus $32,000
13. 2019-09-06
    listed $35,000

ⓘ 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: $321 · $27/mo
• Projected year-2 tax: $579 · $48/mo
• Expected delta: +$257/yr (+$21/mo · 80.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,298
• − Mortgage interest: −$2,963
• − Property taxes: −$321
• − Insurance: −$264
• − Repairs & maintenance: −$1,384
• − Management: −$1,384
• − Depreciation: −$1,539
• Taxable income: $9,443
• Est. tax owed @ 24.0%: −$2,266
• After-tax cash flow: $7,485/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: Wellsboro Area SD
• NCES district ID: 4225170
• Math proficiency: 37% ▼ -12.00%
• Reading proficiency: 58% ▼ -15.00%
• Median HH income: $48,861
• Composite: 40.52/100
• National rank: #3710
• State rank: #230 of 539 in PA

Livability — Wellsboro

• Score: 75/100
• State rank: #426
• US rank: #3882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,416
• Population (ZIP): 10,416

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 (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Romanian 6% Slovak 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% German/W. Germanic 1%

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: ▲ 11.05%
• Current HPI: 252.4252
• 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

+51.1% since first listed

5 events — show timeline

• 2026-03-18 Listed $52,900 NMPA
• 2021-01-18 Sold (MLS) $27,000 NMPA
• 2020-10-25 Listed $35,000 NMPA
• 2019-11-08 Sold (MLS) $32,000 NMPA
• 2019-09-06 Listed $35,000 NMPA

Property tax history

+11.1%/yr

Latest (2026): $321 · +0.2% YoY. Source: county tax records.