4 Oxford Dr · Penn, PA 17870

$29,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 44 Days on market

Built 1973

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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 +4.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

Key facts

• 2 garage spots
• Built 1973
• Listed 44 days

Property features AI

Finance

• Other: Zoned R-2
• HOA & community: Located in Wedgewood Garden subdivision

Exterior

• Parking: 2 garage spaces; 2 additional parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential mobile home; Single-story
• Construction: Vinyl siding; No listed foundation
• Exterior features: Metal roof; Shed(s) on property

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 three-quarter bathroom
• Heating & cooling: Has heating; Ceiling fan(s); no central air
• Interior features: Washer; Dryer; Refrigerator
• Laundry & utility: Washer and dryer included

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 $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,637 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Selinsgrove Area SD (town): math 46% / reading 60% proficiency, ranked #138 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 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 $897 of value loss. Plan a longer hold.
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% 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 44 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $5k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 2.87% ✓
• Cap rate: 25.57%
• Cash-on-cash: 68.84%
• DSCR: 4.06
• GRM: 2.9

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: 58.0%
• Equity multiple: 3.58×
• Total profit: $21,559
• Equity at exit: $4,458

10-year hold

• IRR: 62.9%
• Equity multiple: 7.32×
• Total profit: $52,906
• Equity at exit: $2,585

Cash invested: $8,372 (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 17870

• Active inventory: 49
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$28 /mo · $342/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $414

Break-even live

Break-even rent $334

Max offer price $29,900

Occupancy floor 47%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $29,900 Active 44 DOM
2. 2026-06-17
   days on market $29,900 Active 43 DOM
3. 2026-06-17
   price $29,900 Active 42 DOM
4. 2026-06-16
   days on market $35,000 Active 42 DOM
5. 2026-06-15
   days on market $35,000 Active 41 DOM
6. 2026-06-13
   days on market $35,000 Active 39 DOM
7. 2026-06-12
   days on market $35,000 Active 38 DOM
8. 2026-06-09
   days on market $35,000 Active 35 DOM
9. 2026-06-08
   days on market $35,000 Active 34 DOM
10. 2026-06-08
    days on market $35,000 Active 33 DOM
11. 2026-06-07
    days on market $35,000 Active 32 DOM
12. 2026-06-04
    days on market $35,000 Active 29 DOM
13. 2026-06-02
    days on market $35,000 Active 28 DOM
14. 2026-06-01
    days on market $35,000 Active 27 DOM
15. 2026-05-31
    days on market $35,000 Active 26 DOM
16. 2026-05-04
    listed $35,000 Active 204-char remark
17. 2026-04-30
    historical
18. 2026-03-17
    price $35,000
19. 2026-03-04
    listed $45,000 Active
20. 2023-11-06
    soldstatus $20,000 Closed

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

21. 2023-10-11
    historical Active Under Contract

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

22. 2023-10-04
    status Active

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

23. 2023-09-21
    status Pending

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

24. 2023-09-08
    price $23,500

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

25. 2023-08-11
    price $26,900

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

26. 2023-07-11
    listed $29,900 Active

    Show marketing remark (405 chars)

    Well maintained mobile home on a spacious lot. Roof was replaced in 2014. Lot rent is $430 month which includes sewer, garbage and snow removal from the main road only. Buyer will need to fill out application for mobile home park approval. Proof of funds or pre-approval for purchase of a mobile home required prior to scheduling a showing. Call Kristine Horten 570-898-4977 or Heidi Dunigan 570-850-8651.

ⓘ 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: $342 · $28/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$65/yr (+$5/mo · 19.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,299
• − Mortgage interest: −$1,675
• − Property taxes: −$342
• − Insurance: −$947
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$870
• Taxable income: $4,817
• Est. tax owed @ 24.0%: −$1,156
• After-tax cash flow: $3,809/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: Selinsgrove Area SD
• NCES district ID: 4221120
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $51,182
• Composite: 45.33/100
• National rank: #2642
• State rank: #138 of 539 in PA

Livability — Penn

• Score: 56/100
• State rank: #1637
• US rank: #22584

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,538

Population outlook (Snyder County) Hauer SSP2

• Today (2025): 41,720 people
• By 2030: 42,207 · +1.2%
• By 2040: 42,918 · +2.9%
• By 2050: 43,125 · +3.4%
• By 2075: 42,498 · +1.9%
• By 2100: 39,544 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 2% German/W. Germanic 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Snyder

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -29.2pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+47.4 2016: R+47.3 2012: R+35.9 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.74%
• Current HPI: 97.5016
• 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

12 events — show timeline

• 2026-06-16 Price Changed $29,900 CSVBR
• 2026-05-04 Listed $35,000 CSVBR
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-03-17 Price Changed $35,000 BRIGHT MLS
• 2026-03-04 Listed $45,000 BRIGHT MLS
• 2023-11-06 Sold (MLS) $20,000 CSVBR
• 2023-10-11 Contingent — CSVBR
• 2023-10-04 Relisted — CSVBR
• 2023-09-21 Pending — CSVBR
• 2023-09-08 Price Changed $23,500 CSVBR
• 2023-08-11 Price Changed $26,900 CSVBR
• 2023-07-11 Listed $29,900 CSVBR

Property tax history

+1.6%/yr

Latest (2026): $342 · +2.6% YoY. Source: county tax records.