42 Hess Ln · Hickory Hills, PA 18661

$25,500

3 bd · 1.0 ba · 1,000 sqft · Manufactured · 102 Days on market

Built 1980 600 sqft lot $26/sqft · 89% below area ↓ 49% since listing

---

Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Discover the charm of this well-maintained 3-bedroom, 1-bathroom manufactured home nestled in the serene White Haven community. This single-wide gem offers a cozy yet spacious layout, perfect for those seeking comfort and functionality. Enjoy the gentle breeze from the ceiling fans as natural light fills the living spaces, creating an inviting atmosphere. The property features an asphalt driveway with ample parking for two vehicles, ensuring convenience for you and your guests. Step outside to relish the tranquil views of lush trees and woods, providing a peaceful backdrop for relaxation or outdoor gatherings. With laundry hookups ready for your convenience, this home is designed to meet your everyday needs. Embrace the potential of this delightful residence, where you can create lasting memories in a community that feels like home. Don't miss the opportunity to make this charming space your own! Lot Rent is $325 includes Water/Sewer/Trash! Credit Score must be 650 or higher to apply to Park!

Key facts

• Serene community
• Asphalt driveway
• Lush trees

Tags

• ASPHALT DRIVEWAY
• LAUNDRY HOOKUPS
• TRANQUIL VIEWS
• LUSH TREES
• SERENE COMMUNITY

🏷️ Possibly a rental listed for sale. The $25,500 price doesn't fit this home's estimated sale value (~$231,464) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $26k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $26k).
• Recommended offer: $23k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,624 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 70 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($176 loan paydown + $3k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($23k) is reasonable based on typical stale-listing flexibility.

Recommended offer $23,205 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 6.13% ✓
• Cap rate: 57.43%
• Cash-on-cash: 182.62%
• DSCR: 9.13
• GRM: 1.4

CMA / ARV

• ARV (median comp): $231,464
• List price: $25,500
• Delta: -88.98%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 12.64×
• Total profit: $83,102
• Equity at exit: $22,972

10-year hold

• IRR: —
• Equity multiple: 27.65×
• Total profit: $190,311
• Equity at exit: $49,541

Cash invested: $7,140 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,564 medium
• Mortgage (P&I): −$134
• Tax from tax record: −$4 /mo · $52/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $1,087

Break-even live

Break-even rent $188

Max offer price $25,500

Occupancy floor 26%

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: $6,375
• Closing costs: $765
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $25,500 Active 102 DOM
2. 2026-06-18
   days on market $25,500 Active 101 DOM
3. 2026-06-17
   days on market $25,500 Active 100 DOM
4. 2026-06-16
   days on market $25,500 Active 99 DOM
5. 2026-06-15
   days on market $25,500 Active 98 DOM
6. 2026-06-14
   days on market $25,500 Active 96 DOM
7. 2026-06-12
   days on market $25,500 Active 95 DOM
8. 2026-06-09
   days on market $25,500 Active 92 DOM
9. 2026-06-08
   days on market $25,500 Active 91 DOM
10. 2026-06-07
    days on market $25,500 Active 90 DOM
11. 2026-06-02
    days on market $25,500 Active 85 DOM
12. 2026-06-01
    days on market $25,500 Active 84 DOM
13. 2026-05-31
    days on market $25,500 Active 83 DOM
14. 2026-05-30
    days on market $25,500 Active 82 DOM
15. 2026-05-05
    price $25,500 1007-char remark

    Show marketing remark (1007 chars)

    Discover the charm of this well-maintained 3-bedroom, 1-bathroom manufactured home nestled in the serene White Haven community. This single-wide gem offers a cozy yet spacious layout, perfect for those seeking comfort and functionality. Enjoy the gentle breeze from the ceiling fans as natural light fills the living spaces, creating an inviting atmosphere. The property features an asphalt driveway with ample parking for two vehicles, ensuring convenience for you and your guests. Step outside to relish the tranquil views of lush trees and woods, providing a peaceful backdrop for relaxation or outdoor gatherings. With laundry hookups ready for your convenience, this home is designed to meet your everyday needs. Embrace the potential of this delightful residence, where you can create lasting memories in a community that feels like home. Don't miss the opportunity to make this charming space your own! Lot Rent is $325 includes Water/Sewer/Trash! Credit Score must be 650 or higher to apply to Park!

16. 2026-04-06
    price $35,500 1007-char remark

    Show marketing remark (1007 chars)

    Discover the charm of this well-maintained 3-bedroom, 1-bathroom manufactured home nestled in the serene White Haven community. This single-wide gem offers a cozy yet spacious layout, perfect for those seeking comfort and functionality. Enjoy the gentle breeze from the ceiling fans as natural light fills the living spaces, creating an inviting atmosphere. The property features an asphalt driveway with ample parking for two vehicles, ensuring convenience for you and your guests. Step outside to relish the tranquil views of lush trees and woods, providing a peaceful backdrop for relaxation or outdoor gatherings. With laundry hookups ready for your convenience, this home is designed to meet your everyday needs. Embrace the potential of this delightful residence, where you can create lasting memories in a community that feels like home. Don't miss the opportunity to make this charming space your own! Lot Rent is $325 includes Water/Sewer/Trash! Credit Score must be 650 or higher to apply to Park!

17. 2026-03-28
    price $39,900 1007-char remark

    Show marketing remark (1007 chars)

    Discover the charm of this well-maintained 3-bedroom, 1-bathroom manufactured home nestled in the serene White Haven community. This single-wide gem offers a cozy yet spacious layout, perfect for those seeking comfort and functionality. Enjoy the gentle breeze from the ceiling fans as natural light fills the living spaces, creating an inviting atmosphere. The property features an asphalt driveway with ample parking for two vehicles, ensuring convenience for you and your guests. Step outside to relish the tranquil views of lush trees and woods, providing a peaceful backdrop for relaxation or outdoor gatherings. With laundry hookups ready for your convenience, this home is designed to meet your everyday needs. Embrace the potential of this delightful residence, where you can create lasting memories in a community that feels like home. Don't miss the opportunity to make this charming space your own! Lot Rent is $325 includes Water/Sewer/Trash! Credit Score must be 650 or higher to apply to Park!

18. 2026-03-09
    listed $49,900 Active 1007-char remark

    Show marketing remark (1007 chars)

    Discover the charm of this well-maintained 3-bedroom, 1-bathroom manufactured home nestled in the serene White Haven community. This single-wide gem offers a cozy yet spacious layout, perfect for those seeking comfort and functionality. Enjoy the gentle breeze from the ceiling fans as natural light fills the living spaces, creating an inviting atmosphere. The property features an asphalt driveway with ample parking for two vehicles, ensuring convenience for you and your guests. Step outside to relish the tranquil views of lush trees and woods, providing a peaceful backdrop for relaxation or outdoor gatherings. With laundry hookups ready for your convenience, this home is designed to meet your everyday needs. Embrace the potential of this delightful residence, where you can create lasting memories in a community that feels like home. Don't miss the opportunity to make this charming space your own! Lot Rent is $325 includes Water/Sewer/Trash! Credit Score must be 650 or higher to apply to Park!

ⓘ 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: $52 · $4/mo
• Projected year-2 tax: $227 · $19/mo
• Expected delta: +$176/yr (+$15/mo · 339.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,764
• − Mortgage interest: −$1,428
• − Property taxes: −$52
• − Insurance: −$128
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$742
• Taxable income: $13,412
• Est. tax owed @ 24.0%: −$3,219
• After-tax cash flow: $9,821/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Hickory Hills

• Score: 57/100
• State rank: #1624
• US rank: #22283

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,541

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.68%
• Current HPI: 296.5596
• 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

-48.9% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $25,500 BRIGHT MLS
• 2026-04-06 Price Changed $35,500 BRIGHT MLS
• 2026-03-28 Price Changed $39,900 BRIGHT MLS
• 2026-03-09 Listed $49,900 BRIGHT MLS

Property tax history

+2.8%/yr

Latest (2026): $52 · +4.6% YoY. Source: county tax records.