5 Sammys Mobile Home Park · Renningers, PA 17972

$39,900

3 bd · 1.0 ba · 952 sqft · Manufactured · 2 Days on market

Built 1980 $550/mo HOA · 39% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very meticulously cared for mobile home. . Ice cold central air, furnace is less then a year old . .Modern bathroom . . Master bed at one end of the home. the other two are off the living room . The 2nd bedroom has a half bath set up with plumbing under the floor , but it currently is unhooked and made into a 2nd closet in that bedroom . . Laundry area with storage . . Nice concrete sidewalk leading from parking to , a great outdoor space with a screened in porch . Storage shed . . Senior community. 55+

Key facts

• Screened in porch
• Laundry area
• Storage shed

Tags

• CENTRAL AIR
• MODERN BATHROOM
• LAUNDRY AREA
• OUTDOOR SPACE
• SCREENED IN PORCH
• STORAGE SHED

Property features AI

Finance

• Other: Property manager present; Pets allowed with restrictions (cats OK, dogs OK, breed/size/weight restrictions, pet addendum/deposit)
• Financial info: Lease not considered
• HOA & community: HOA fee of $550 per month

Exterior

• Parking: Off-street parking (1 space); Total of 1 garage/parking space
• Utilities: Public water; Community septic tank
• Home design: Manufactured property; Fee simple ownership
• Construction: Aluminum siding
• Exterior features: Ground rent exists (paid annually); Senior community (55+); Above-grade other structures

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: 90% forced air heating (oil); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; No basement; 2+ access exits

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).

Location & tenants

• Location reads 64/100 on livability (#1,183 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Blue Mountain SD (town): math 42% / reading 65% proficiency, ranked #126 of 539 in PA (top 23%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 52 active listings in the ZIP; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.

Recommended offer $39,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.51% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.81%
• DSCR: 2.19
• GRM: 2.4

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: 21.3%
• Equity multiple: 1.88×
• Total profit: $9,807
• Equity at exit: $5,949

10-year hold

• IRR: 29.8%
• Equity multiple: 3.73×
• Total profit: $30,545
• Equity at exit: $3,450

Cash invested: $11,172 (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 17972

• Home prices YoY: -9.1%
• Active inventory: 52
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$17
• HOA: −$550
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $250

Break-even live

Break-even rent $1,085

Max offer price $39,900

Occupancy floor 77%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 3 events

1. 2026-06-19
   days on market $39,900 Active 2 DOM
2. 2026-06-18
   remarks 511-char remark
3. 2026-06-18
   listed $39,900 Active 1 DOM

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $978 · $82/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $16,814
• − Mortgage interest: −$2,235
• − Property taxes: −$978
• − Insurance: −$200
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − HOA: −$6,600
• − Depreciation: −$1,161
• Taxable income: $2,951
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $2,287/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: Blue Mountain SD
• NCES district ID: 4203870
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $58,661
• Composite: 46.42/100
• National rank: #2454
• State rank: #126 of 539 in PA

Livability — Renningers

• Score: 64/100
• State rank: #1183
• US rank: #13849

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Renningers, PA
• Population (ZIP): 11,294

Population outlook (Schuylkill County) Hauer SSP2

• Today (2025): 137,447 people
• By 2030: 133,121 · -3.1%
• By 2040: 124,172 · -9.7%
• By 2050: 115,611 · -15.9%
• By 2075: 100,796 · -26.7%
• By 2100: 86,667 · -36.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Iranian 3% Lithuanian 3%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Schuylkill

• 2024 margin: Solid R (+42.1) · D 28.5% · R 70.6%
• 2008→2024 swing: -33.4pp toward R · 2008: -8.7pp · 2024: -42.1pp
• All cycles: 2024: R+42.1 2020: R+39.9 2016: R+43.4 2012: R+13.4 2008: R+8.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.14%
• Current HPI: 212.0474
• 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

• 2026-06-17 Listed $39,900 BRIGHT MLS

Property tax history

+17.1%/yr

Latest (2026): $978 · +366.3% YoY. Source: county tax records.