65 W Overlook St · Lightstreet, PA 17859

$39,900

2 bd · 2.0 ba · 1,174 sqft · Manufactured · 3 Days on market

Built 1988 Est $46k · 13% under

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Why this score? — see what drove the A 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 +13.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move-In Ready home in Stony Brook Circle. This 1988 Ritz Craft offers spacious living area and a split floorplan. It is situated on a double lot with a one-car carport, and fenced patio to the rear. There are two storage sheds for all your extras! Nicely landscaped and ready for new owners. Please schedule through ShowingTime.

Key facts

• Fenced patio
• Open living space
• Built 1988

Tags

• FENCED PATIO
• OPEN LIVING SPACE

Property features AI

Finance

• Other: Zoned residential
• Financial info: Annual tax amount available

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Single-story / above-grade living area reported
• Construction: Vinyl siding; Shingle roof; No reported foundation details; Built as a manufactured/mobile home
• Exterior features: Front porch; Lot is leased

Interior

• Kitchen: Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Ceiling fans for cooling
• Interior features: Washer and dryer included; Refrigerator included; 6 total rooms; No basement
• Laundry & utility: Main-level laundry (washer and dryer)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/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 65/100 on livability (#1,125 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: health & safety D, schools F, amenities 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.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($276 loan paydown + $4k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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 $16k; list at $40k implies a 149% gain — meaningful room to come down on a strong offer.

Recommended offer $39,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.75% ✓
• Cap rate: 32.69%
• Cash-on-cash: 94.27%
• DSCR: 5.19
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $45,786
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139 Rotary St	0.04mi	3/2.0 (+1)	1,144 (-3%)	2mo	$59,900	$52	87
384 W Country Ln W	0.08mi	2/2.0	1,104 (-6%)	8mo	$28,000	$25	80
66 W Overlook St	0.01mi	2/2.0	1,080 (-8%)	23mo	$25,000	$23	66
150 W Dawalt St	0.04mi	2/1.5	1,080 (-8%)	24mo	$42,210	$39	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.95×
• Total profit: $77,668
• Equity at exit: $35,945

10-year hold

• IRR: 98.5%
• Equity multiple: 17.54×
• Total profit: $184,840
• Equity at exit: $77,517

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 17859

• Home prices YoY: 20.9%
• Active inventory: 10
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$78 /mo · $930/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $878

Break-even live

Break-even rent $384

Max offer price $39,900

Occupancy floor 36%

Sensitivity live

Price	-10% $900	-5% $889	+0% $878	+5% $866	+10% $855
Rent	-10% $760	-5% $819	+0% $878	+5% $937	+10% $996
Rate	-1.0pp $898	-0.5pp $888	base $878	+0.5pp $867	+1.0pp $857

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17000 Cub Cir Bloomsburg, PA	1.0	1.0	820	$1,495	$1.82	45d	1	1.49mi

Listing history 4 events

1. 2026-06-19
   days on market $39,900 Active 3 DOM
2. 2026-06-18
   days on market $39,900 Active 2 DOM
3. 2026-06-17
   remarks 135-char remark
4. 2026-06-17
   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: $930 · $78/mo
• Projected year-2 tax: $930 · $78/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,940
• − Mortgage interest: −$2,235
• − Property taxes: −$930
• − Insurance: −$200
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$1,161
• Taxable income: $10,544
• Est. tax owed @ 24.0%: −$2,531
• After-tax cash flow: $8,001/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 — Lightstreet

• Score: 65/100
• State rank: #1125
• US rank: #12916

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lightstreet, PA
• Population (ZIP): 2,637

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 (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Polish 4% Iranian 4% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 2% Spanish 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: ▲ 39.17%
• Current HPI: 226.44
• 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

+149.4% since first listed

3 events — show timeline

• 2026-06-16 Listed $39,900 CSVBR
• 2021-02-22 Sold (MLS) $16,000 CSVBR
• 2021-01-18 Listed $16,000 CSVBR

Property tax history

+2.7%/yr

Latest (2026): $930 · +3.2% YoY. Source: county tax records.