315 Echo Valley Dr · Trucksville, PA 18708

$100,000

4 bd · 2.0 ba · 1,596 sqft · Manufactured public records · 35 Days on market

Built 2000 Est $93k · 8% over $660/mo HOA · 37% of rent ↓ 15% since listing

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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 +17.2/30.0
• 1% rule +10.0/10.0
• DSCR +5.4/10.0
• Schools +4.8/10.0
• ARV discount +3.9/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 315 Echo Valley Drive, a charming 4-bedroom, 2 full bath home offering comfortable living and beautiful views in a peaceful setting. This spacious home features a functional layout with generous living areas, providing plenty of room for both everyday living and entertaining.

Key facts

• Listed 35 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $71 ($851/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#312 in PA, #2,778 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.77% ✓
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $92,568
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 Echo Valley Dr	0.00mi	4/2.0	1,680 (+5%)	0mo	$80,000	$48	91
318 Echo Valley Dr	0.05mi	3/2.0 (-1)	1,750 (+10%)	0mo	$110,000	$63	76
8 Echo Valley Dr	0.08mi	3/2.0 (-1)	1,378 (-14%)	8mo	$65,000	$47	62
504 Hummingbird Dr	0.14mi	3/2.0 (-1)	1,500 (-6%)	23mo	$87,000	$58	59

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-11,269
• Equity at exit: $14,910

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,300
• Equity at exit: $8,646

Cash invested: $28,000 (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 18708

• Home prices YoY: -23.7%
• Active inventory: 43
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$42
• HOA: −$660
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $71

Break-even live

Break-even rent $1,680

Max offer price $100,000

Occupancy floor 91%

Sensitivity live

Price	-10% $128	-5% $99	+0% $71	+5% $43	+10% $14
Rent	-10% $-69	-5% $1	+0% $71	+5% $141	+10% $211
Rate	-1.0pp $121	-0.5pp $96	base $71	+0.5pp $45	+1.0pp $19

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $660 · $7,920/yr

Listing history 3 events

1. 2026-04-16
   status Pending
2. 2026-03-23
   price $100,000
3. 2026-03-11
   listed $118,000 Active

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$186/yr (+$15/mo · 15.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,232
• − Mortgage interest: −$5,602
• − Property taxes: −$1,209
• − Insurance: −$500
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − HOA: −$7,920
• − Depreciation: −$2,909
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $924/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Trucksville

• Score: 78/100
• State rank: #312
• US rank: #2778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,063

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 21% Scotch-Irish 3% Polish 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -74.60%
• Current HPI: 239.7587
• 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

-15.3% since first listed

3 events — show timeline

• 2026-04-16 Pending — LCAR
• 2026-03-23 Price Changed $100,000 LCAR
• 2026-03-11 Listed $118,000 LCAR

Property tax history

+2.2%/yr

Latest (2026): $1,209 · +5.9% YoY. Source: county tax records.