170 Pinecrest Dr Lot 5 · Williamsport, PA 17701

$30,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 224 Days on market

Built 1990 $32/sqft · 21% below area Est $38k · 21% under ↓ 14% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 3-Bedroom Home in a Quiet Park. This 3-bedroom, 1-bath mobile home is cozy, affordable, and easy to maintain. You'll love the open layout, the front porch for relaxing, off-street parking, and the extra shed for storage. Lot rent is $450/month and even includes water and sewer. The park is quiet and well-kept, but does require an application/approval from the owners. (Sorry, no dogs allowed. )

Key facts

• Front porch
• Open layout
• Quiet park

Tags

• OPEN LAYOUT
• FRONT PORCH
• OFF-STREET PARKING
• EXTRA SHED FOR STORAGE
• QUIET PARK

🏷️ Possibly a rental listed for sale. The $30,000 price doesn't fit this home's estimated sale value (~$37,767) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 35.2% vs local median 5.6% in Williamsport — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#523 in PA, #4,841 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.4%/yr); 188 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 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. 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: 3.87% ✓
• Cap rate: 35.25%
• Cash-on-cash: 103.41%
• DSCR: 5.60
• GRM: 2.2

CMA / ARV

• ARV (median comp): $37,767
• List price: $30,000
• Delta: -20.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.11×
• Total profit: $42,950
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.38×
• Total profit: $103,973
• Equity at exit: $2,594

Cash invested: $8,400 (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 17701

• Rents YoY: 4.4%
• Active inventory: 188
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,162 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$24 /mo · $293/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $724

Break-even live

Break-even rent $246

Max offer price $30,000

Occupancy floor 33%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-31
   status $30,000 Pending 224 DOM
2. 2026-05-30
   days on market $30,000 Active 224 DOM
3. 2026-04-16
   status Active 407-char remark

   Show marketing remark (407 chars)

   Affordable 3-Bedroom Home in a Quiet Park. This 3-bedroom, 1-bath mobile home is cozy, affordable, and easy to maintain. You'll love the open layout, the front porch for relaxing, off-street parking, and the extra shed for storage. Lot rent is $450/month and even includes water and sewer. The park is quiet and well-kept, but does require an application/approval from the owners. (Sorry, no dogs allowed. )

4. 2026-03-29
   status Pending 407-char remark

   Show marketing remark (407 chars)

   Affordable 3-Bedroom Home in a Quiet Park. This 3-bedroom, 1-bath mobile home is cozy, affordable, and easy to maintain. You'll love the open layout, the front porch for relaxing, off-street parking, and the extra shed for storage. Lot rent is $450/month and even includes water and sewer. The park is quiet and well-kept, but does require an application/approval from the owners. (Sorry, no dogs allowed. )

5. 2025-11-07
   price $30,000 407-char remark

   Show marketing remark (407 chars)

   Affordable 3-Bedroom Home in a Quiet Park. This 3-bedroom, 1-bath mobile home is cozy, affordable, and easy to maintain. You'll love the open layout, the front porch for relaxing, off-street parking, and the extra shed for storage. Lot rent is $450/month and even includes water and sewer. The park is quiet and well-kept, but does require an application/approval from the owners. (Sorry, no dogs allowed. )

6. 2025-10-01
   listed $35,000 Active 407-char remark

   Show marketing remark (407 chars)

   Affordable 3-Bedroom Home in a Quiet Park. This 3-bedroom, 1-bath mobile home is cozy, affordable, and easy to maintain. You'll love the open layout, the front porch for relaxing, off-street parking, and the extra shed for storage. Lot rent is $450/month and even includes water and sewer. The park is quiet and well-kept, but does require an application/approval from the owners. (Sorry, no dogs allowed. )

ⓘ 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: $293 · $24/mo
• Projected year-2 tax: $384 · $32/mo
• Expected delta: +$90/yr (+$8/mo · 30.8%)

ⓘ 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 ≥96°F today · 15 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: $13,947
• − Mortgage interest: −$1,680
• − Property taxes: −$293
• − Insurance: −$150
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$873
• Taxable income: $8,719
• Est. tax owed @ 24.0%: −$2,093
• After-tax cash flow: $6,594/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: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Williamsport

• Score: 74/100
• State rank: #523
• US rank: #4841

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lycoming County · 43,104 people
• City population: 43,104
• Metro: Williamsport, PA
• Population (ZIP): 43,104
• Household income: $53,237
• Rent vs Own: 45.4% rent · 54.6% own
• Severe rent burden: 2178.0

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 7% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% French/Haitian/Cajun 1% German/W. Germanic 1%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.61%
• Current HPI: 216.7203
• Rent YoY: ▲ 4.43%
• Metro: Williamsport, PA
• 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

-14.3% since first listed

4 events — show timeline

• 2026-04-16 Relisted — WBVAR
• 2026-03-29 Pending — WBVAR
• 2025-11-07 Price Changed $30,000 WBVAR
• 2025-10-01 Listed $35,000 WBVAR

Property tax history

+1.5%/yr

Latest (2026): $293 · +2.1% YoY. Source: county tax records.