286 Lower Nis Hollow Dr · Parryville, PA 18235

$49,900

3 bd · 1.5 ba · 1,080 sqft · Manufactured · 129 Days on market

Built 1994 Fair condition Est $60k · 17% under

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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 +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Monthly Lot Rent is $525. School Tax is $400 yearly Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures—low-maintenance living with high appeal at a price that’s hard to beat!

Key facts

• Covered front porch
• Extra storage
• Walk-in closet

Tags

• ELECTRIC FIREPLACE
• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• COVERED FRONT PORCH
• IN-UNIT LAUNDRY
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#985 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Zoned schools: Lehighton Area Elementary Center (math 37% / reading 54%, grade D-, #801 of 1,518 statewide, top 53%, 998 students, 55% FRL); Lehighton Area Ms (math 21% / reading 47%, grade F, #334 of 512 statewide, top 67%, 513 students, 52% FRL); Lehighton Area Hs (math 62%, 660 students, 52% FRL).
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $85k (63%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $28k; list at $50k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.54%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Shawnee Ln	0.13mi	3/1.0	980 (-9%)	9mo	$45,000	$46	69
40 Apache Ln	0.24mi	3/2.0	980 (-9%)	4mo	$55,000	$56	68

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

Projected returns pro-forma

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

5-year hold

• IRR: 32.4%
• Equity multiple: 2.36×
• Total profit: $19,023
• Equity at exit: $7,440

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $51,513
• Equity at exit: $4,314

Cash invested: $13,972 (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: 144
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $425

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $460	-5% $443	+0% $425	+5% $408	+10% $391
Rent	-10% $348	-5% $387	+0% $425	+5% $464	+10% $502
Rate	-1.0pp $451	-0.5pp $438	base $425	+0.5pp $412	+1.0pp $399

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Bridge St Unit A Weissport, PA	2.0	1.0	900	$975	$1.08	4d	1	1.33mi

Listing history 30 events

1. 2026-06-15
   status $49,900 Pending 129 DOM
2. 2026-06-15
   days on market $49,900 Active 129 DOM
3. 2026-06-14
   days on market $49,900 Active 127 DOM
4. 2026-06-10
   days on market $49,900 Active 124 DOM
5. 2026-06-09
   days on market $49,900 Active 123 DOM
6. 2026-06-08
   days on market $49,900 Active 122 DOM
7. 2026-06-07
   remarks 633-char remark
8. 2026-06-07
   pricedays on marketlisting id $49,900 Active 121 DOM
9. 2026-06-03
   days on market $135,000 Active 15 DOM
10. 2026-06-02
    days on market $135,000 Active 14 DOM
11. 2026-06-01
    days on market $135,000 Active 13 DOM
12. 2026-05-31
    days on market $135,000 Active 12 DOM
13. 2026-05-31
    days on market $135,000 Active 11 DOM
14. 2026-05-20
    listed $135,000 Active
15. 2025-11-15
    historical
16. 2019-06-04
    soldstatus $28,000
17. 2019-03-07
    listed $29,900
18. 2016-08-17
    soldstatus $19,000 Sold
19. 2016-08-06
    status Pending
20. 2016-07-29
    listed $22,000 Active
21. 2016-06-21
    listed $32,500
22. 2016-05-31
    soldstatus $12,000
23. 2016-03-16
    listed $12,500
24. 2014-06-12
    listed $31,900
25. 2009-09-30
    soldstatus $16,500
26. 2009-06-04
    listed $19,900
27. 2008-11-12
    soldstatus $33,000
28. 2008-09-23
    listed $35,000
29. 2007-09-04
    listed $44,900
30. 2007-09-04
    listed $44,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 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: $11,700
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,452
• Taxable income: $4,583
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,005/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This manufactured home requires moderate rehabilitation, focusing on exterior landscaping and general maintenance to improve its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown vegetation and debris
• Minor Exterior siding — Slight wear

Value-add opportunities

• Both Landscaping and exterior cleaning — Enhances curb appeal and property value
• Both Painting exterior and interior — Improves appearance and value
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown vegetation and debris	Major	$15,000–50,000
Exterior siding · Slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Both Landscaping and exterior cleaning — Enhances curb appeal and property value ↑
• Both Painting exterior and interior — Improves appearance and value ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Parryville

• Score: 67/100
• State rank: #985
• US rank: #10814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 314
• 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

+200.7% since first listed

17 events — show timeline

• 2026-05-20 Listed $135,000 FSBO.com
• 2025-11-15 Listing Removed — GLVRMLS
• 2019-06-04 Sold (MLS) $28,000 PMAR
• 2019-03-07 Listed $29,900 PMAR
• 2016-08-17 Sold (MLS) $19,000 GLVRMLS
• 2016-08-06 Pending — GLVRMLS
• 2016-07-29 Listed $22,000 GLVRMLS
• 2016-06-21 Listed $32,500 PMAR
• 2016-05-31 Sold (MLS) $12,000 PMAR
• 2016-03-16 Listed $12,500 PMAR
• 2014-06-12 Listed $31,900 PMAR
• 2009-09-30 Sold (MLS) $16,500 GLVRMLS
• 2009-06-04 Listed $19,900 GLVRMLS
• 2008-11-12 Sold (MLS) $33,000 GLVRMLS
• 2008-09-23 Listed $35,000 GLVRMLS
• 2007-09-04 Listed $44,900 PMAR
• 2007-09-04 Listed $44,900 GLVRMLS