467 Mountain Rd · Jonestown, PA 18603

$139,900

2 bd · 2.0 ba · 840 sqft · Manufactured · 54 Days on market

Built 1984 1.28 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 +18.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +5.6/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Simple, comfortable & affordable country living in Central Columbia School District, North Center Twp, Berwick: 1.28 acre lot w/ renovated 1984 mobile home. Two bedrooms & two full bathrooms. Updated kitchen, new appliances with washer & dryer included, new flooring, new roof, new rear covered deck, new mini split systems for heat and air conditioning. Beautiful views! Seller related to broker. '

Key facts

• New flooring
• New appliances
• Updated kitchen

Tags

• 1.28 ACRE LOT
• RENOVATED MOBILE HOME
• UPDATED KITCHEN
• NEW APPLIANCES
• NEW FLOORING
• NEW ROOF

Property features AI

Finance

• Other: Zoned Woodland/conser

Exterior

• Parking: No designated parking
• Utilities: Well water; Cesspool sewer
• Home design: Residential mobile home; 1.28-acre lot; Asphalt roof
• Construction: Aluminum siding; Wood siding; No foundation details provided; Built as a mobile home
• Exterior features: Deck; Porch; Has a view

Interior

• Kitchen: Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Has cooling
• Interior features: Walk-in closets; 7 total rooms; No basement
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $126k (10.0% below list).
• Recommended offer: $126k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#631 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Central Columbia SD (suburban): math 58% / reading 73% proficiency, ranked #51 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Columbia El Sch (math 61% / reading 74%, grade B+, #192 of 1,518 statewide, top 13%, 699 students, 37% FRL); Central Columbia Ms (math 51% / reading 73%, grade B+, #32 of 512 statewide, top 7%, 612 students, 37% FRL); Central Columbia Shs (math 82%, 597 students, 27% FRL).
• Market conditions: 90 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $20k; list at $140k implies a 610% gain — meaningful room to come down on a strong offer.

Recommended offer $125,915 (10.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 10% 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 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?
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: 0.90% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 9.3

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-14,699
• Equity at exit: $20,860

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,650
• Equity at exit: $12,096

Cash invested: $39,172 (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 18603

• Active inventory: 90
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $126

Break-even live

Break-even rent $1,100

Max offer price $139,900

Occupancy floor 85%

Sensitivity live

Price	-10% $205	-5% $165	+0% $126	+5% $86	+10% $47
Rent	-10% $26	-5% $76	+0% $126	+5% $176	+10% $225
Rate	-1.0pp $196	-0.5pp $161	base $126	+0.5pp $90	+1.0pp $53

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $139,900 Active 54 DOM
2. 2026-06-19
   days on market $139,900 Active 51 DOM
3. 2026-06-18
   days on market $139,900 Active 50 DOM
4. 2026-06-17
   days on market $139,900 Active 49 DOM
5. 2026-06-16
   days on market $139,900 Active 48 DOM
6. 2026-06-15
   days on market $139,900 Active 47 DOM
7. 2026-06-14
   days on market $139,900 Active 45 DOM
8. 2026-06-12
   days on market $139,900 Active 44 DOM
9. 2026-06-09
   days on market $139,900 Active 41 DOM
10. 2026-06-08
    days on market $139,900 Active 40 DOM
11. 2026-06-07
    statusdays on market $139,900 Active 39 DOM
12. 2026-06-03
    days on market $139,900 Active Under Contract 35 DOM
13. 2026-06-02
    days on market $139,900 Active Under Contract 34 DOM
14. 2026-06-01
    days on market $139,900 Active Under Contract 33 DOM
15. 2026-05-31
    days on market $139,900 Active Under Contract 32 DOM
16. 2026-05-30
    days on market $139,900 Active Under Contract 31 DOM
17. 2026-05-07
    historical Active Under Contract 419-char remark
18. 2026-04-28
    listed $139,900 Active 419-char remark
19. 2026-01-12
    status Active
20. 2025-12-10
    historical Active Under Contract
21. 2025-11-28
    listed $139,900 Active
22. 1993-03-31
    soldstatus $19,700

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $1,567 · $131/mo
• Expected delta: +$643/yr (+$54/mo · 69.6%)

ⓘ 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 ≥97°F today · 15 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: $15,110
• − Mortgage interest: −$7,837
• − Property taxes: −$924
• − Insurance: −$700
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$4,070
• Taxable loss: −$838
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,711/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: Central Columbia SD
• NCES district ID: 4205370
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $54,278
• Composite: 55.99/100
• National rank: #1195
• State rank: #51 of 539 in PA

Livability — Jonestown

• Score: 72/100
• State rank: #631
• US rank: #6091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.40%
• Current HPI: 211.5643
• 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

+610.2% since first listed

7 events — show timeline

• 2026-06-06 Relisted — CSVBR
• 2026-05-07 Contingent — CSVBR
• 2026-04-28 Listed $139,900 CSVBR
• 2026-01-12 Relisted — CSVBR
• 2025-12-10 Contingent — CSVBR
• 2025-11-28 Listed $139,900 CSVBR
• 1993-03-31 Sold (Public Records) $19,700 Public Records

Property tax history

+2.3%/yr

Latest (2026): $924 · +2.7% YoY. Source: county tax records.