25 Edwards Rd

Dushore, PA 18614

$169,500D+

2 bd · 2.0 ba · 960 sqft · Built 2019 · Manufactured · Pending · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,432/mo
• Mortgage (P&I): −$889
• Tax + insurance: −$187
• HOA: −$0
• Vac / Maint / Mgmt: −$301
• Net cashflow: $55/mo
• Annual: $665/yr
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• 1% rule: 0.84%
• Cash to close: $47,460

Investor read

• This is a 2-bed/2.0-bath manufactured listed at $170k.
• 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).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $143k (15.5% below list) — sets the bar for 1% rule.
• In year one you build about $1k of equity ($1k loan paydown + $89 appreciation (0.1% local appreciation)).
• 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).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.