25 Edwards Rd · Dushore, PA 18614

$169,500

2 bd · 2.0 ba · 960 sqft · Manufactured public records · 8 Days on market

Built 2019 2.40 ac lot

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Why this score? — see what drove the D+ 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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Almost new 2019 doublewide situated on 2.40 acres with a nice view in Cherry Twp. Three bedrooms, one full bath, and a master bath with walk-in shower. Paved driveway and storage building for your lawn equipment. New well pump installed for drilled well within the past 6 months.

Key facts

• Laundry area
• Eat in kitchen
• Large living room

Tags

• ONE FLOOR LIVING
• RANCH STYLE
• LARGE LIVING ROOM
• EAT IN KITCHEN
• LAUNDRY AREA
• DECK WITH A NICE VIEW

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; 2.4-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil); Window cooling units
• Interior features: Electric water heater; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $55 ($665/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (15.5% below list).
• Recommended offer: $143k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#1,622 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sullivan Co El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 329 students, 51% FRL); Sullivan Co Jshs (math 27% / reading 47%, grade F, #289 of 437 statewide, top 67%, 287 students, 39% FRL).
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $89 appreciation (0.1% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 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 $130k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $143,200 (15.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-1,047
• Equity at exit: $49,663

10-year hold

• IRR: 5.1%
• Equity multiple: 1.55×
• Total profit: $26,194
• Equity at exit: $60,054

Cash invested: $47,460 (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 18614

• Home prices YoY: 0.0%
• Active inventory: 13
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,432 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $55

Break-even live

Break-even rent $1,362

Max offer price $169,500

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $103	+0% $55	+5% $7	+10% $-41
Rent	-10% $-58	-5% $-1	+0% $55	+5% $112	+10% $169
Rate	-1.0pp $141	-0.5pp $99	base $55	+0.5pp $12	+1.0pp $-33

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 N German St Dushore, PA	1.0	1.0	750	$1,432	$1.91	15d	1	1.07mi

Listing history 4 events

1. 2026-05-12
   listed $169,500 Active 267-char remark
2. 2022-01-06
   soldstatus $130,000
3. 2022-01-03
   soldstatus $130,000 279-char remark

   Show marketing remark (279 chars)

   Almost new 2019 doublewide situated on 2.40 acres with a nice view in Cherry Twp. Three bedrooms, one full bath, and a master bath with walk-in shower. Paved driveway and storage building for your lawn equipment. New well pump installed for drilled well within the past 6 months.

4. 2021-11-01
   listed $129,900 279-char remark

   Show marketing remark (279 chars)

   Almost new 2019 doublewide situated on 2.40 acres with a nice view in Cherry Twp. Three bedrooms, one full bath, and a master bath with walk-in shower. Paved driveway and storage building for your lawn equipment. New well pump installed for drilled well within the past 6 months.

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $2,037 · $170/mo
• Expected delta: +$641/yr (+$53/mo · 45.9%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 16 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: $17,184
• − Mortgage interest: −$9,495
• − Property taxes: −$1,396
• − Insurance: −$848
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,931
• Taxable loss: −$2,235
• Est. tax savings @ 24.0%: +$536
• After-tax cash flow: $1,201/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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 of 539 in PA

Livability — Dushore

• Score: 57/100
• State rank: #1622
• US rank: #22209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,987

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 179.841
• 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

+30.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — NMPA
• 2026-05-12 Listed $169,500 NMPA
• 2022-01-06 Sold (Public Records) $130,000 Public Records
• 2022-01-03 Sold (MLS) $130,000 NMPA
• 2021-11-01 Listed $129,900 NMPA

Property tax history

+11.1%/yr

Latest (2026): $1,396 · +2.5% YoY. Source: county tax records.