237 White St · Weissport, PA 18235

$129,000

5 bd · 2.0 ba · 1,279 sqft · Manufactured · 30 Days on market

Built 1980 5,600 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover a unique opportunity in Weissport Borough with this distinctive property, perfectly blending versatile living spaces. This mobile home, securely set on a permanent foundation, offers an exceptional layout ideal for various lifestyles. The front portion of the residence features a comfortable three-bedroom, one-bathroom configuration, complete with a well-appointed kitchen and a living area, providing a perfect primary dwelling. Beyond the main living quarters, an additional separate section of the home presents an exciting prospect. This independent space includes two more bedrooms, a full bathroom, a convenient kitchenette, and its own living area. With a separate entrance, this versatile addition is perfectly suited for extended family living or as an income-generating rental opportunity, offering privacy and independence. The property also benefits from a one-car garage, thoughtfully situated at the rear, providing secure parking and additional storage. This home delivers a compelling combination of functionality and potential in a desirable location, catering to diverse needs and preferences.

Key facts

• Separate section
• Separate entrance
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• WELL APPOINTED KITCHEN
• SEPARATE SECTION
• INDEPENDENT SPACE
• CONVENIENT KITCHENETTE
• SEPARATE ENTRANCE

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-story home; R2 zoning
• Construction: Built: Unknown; Asphalt and fiberglass roof
• Exterior features: Vinyl siding

Interior

• Kitchen: Electric oven
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $162 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#531 in PA, #4,922 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, commute F, employment F.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.40% ✓
• Cap rate: 11.77%
• Cash-on-cash: 19.57%
• DSCR: 1.87
• GRM: 6.0

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: -7.7%
• Equity multiple: 0.71×
• Total profit: $-10,304
• Equity at exit: $19,234

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,385
• Equity at exit: $11,154

Cash invested: $36,120 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$107 /mo · $1,278/yr
• Insurance: −$54
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $162

Break-even live

Break-even rent $1,599

Max offer price $129,000

Occupancy floor 86%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $129,000 Active 30 DOM
2. 2026-06-17
   days on market $129,000 Active 29 DOM
3. 2026-06-16
   days on market $129,000 Active 28 DOM
4. 2026-06-15
   days on market $129,000 Active 27 DOM
5. 2026-06-14
   days on market $129,000 Active 25 DOM
6. 2026-06-10
   days on market $129,000 Active 22 DOM
7. 2026-06-09
   days on market $129,000 Active 21 DOM
8. 2026-06-08
   days on market $129,000 Active 20 DOM
9. 2026-06-07
   days on market $129,000 Active 19 DOM
10. 2026-06-03
    days on market $129,000 Active 15 DOM
11. 2026-06-02
    days on market $129,000 Active 14 DOM
12. 2026-06-01
    days on market $129,000 Active 13 DOM
13. 2026-05-31
    days on market $129,000 Active 12 DOM
14. 2026-05-31
    days on market $129,000 Active 11 DOM
15. 2026-05-19
    listed $169,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    Discover a unique opportunity in Weissport Borough with this distinctive property, perfectly blending versatile living spaces. This mobile home, securely set on a permanent foundation, offers an exceptional layout ideal for various lifestyles. The front portion of the residence features a comfortable three-bedroom, one-bathroom configuration, complete with a well-appointed kitchen and a living area, providing a perfect primary dwelling. Beyond the main living quarters, an additional separate section of the home presents an exciting prospect. This independent space includes two more bedrooms, a full bathroom, a convenient kitchenette, and its own living area. With a separate entrance, this versatile addition is perfectly suited for extended family living or as an income-generating rental opportunity, offering privacy and independence. The property also benefits from a one-car garage, thoughtfully situated at the rear, providing secure parking and additional storage. This home delivers a compelling combination of functionality and potential in a desirable location, catering to diverse needs and preferences.

16. 2026-05-19
    listed $169,000 Active

    Show marketing remark (1122 chars)

    Discover a unique opportunity in Weissport Borough with this distinctive property, perfectly blending versatile living spaces. This mobile home, securely set on a permanent foundation, offers an exceptional layout ideal for various lifestyles. The front portion of the residence features a comfortable three-bedroom, one-bathroom configuration, complete with a well-appointed kitchen and a living area, providing a perfect primary dwelling. Beyond the main living quarters, an additional separate section of the home presents an exciting prospect. This independent space includes two more bedrooms, a full bathroom, a convenient kitchenette, and its own living area. With a separate entrance, this versatile addition is perfectly suited for extended family living or as an income-generating rental opportunity, offering privacy and independence. The property also benefits from a one-car garage, thoughtfully situated at the rear, providing secure parking and additional storage. This home delivers a compelling combination of functionality and potential in a desirable location, catering to diverse needs and preferences.

ⓘ 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: $1,278 · $107/mo
• Projected year-2 tax: $1,658 · $138/mo
• Expected delta: +$380/yr (+$32/mo · 29.7%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,656
• − Mortgage interest: −$7,226
• − Property taxes: −$1,278
• − Insurance: −$5,764
• − Repairs & maintenance: −$1,732
• − Management: −$1,732
• − Depreciation: −$3,753
• Taxable income: $171
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $1,908/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Weissport

• Score: 74/100
• State rank: #531
• US rank: #4922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weissport, PA
• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $169,000 GLVRMLS
• 2026-05-19 Listed $169,000 PMAR

Property tax history

+1.7%/yr

Latest (2026): $1,278 · +0.7% YoY. Source: county tax records.