528 Ruben Kehrer Rd #40 · Montoursville, PA 17756

$33,500

2 bd · 1.0 ba · 543 sqft · SingleFamily · 147 Days on market

Built 2010 Fair condition $523/mo HOA · 52% of rent ↓ 4% 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 +20.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +1.1/10.0

Listing remarks MLS

Affordable living alternative to rising rent costs. This two-bedroom, one-bath manufactured home offers a simple, efficient layout with approximately 540 sq ft of living space. A great option for buyers seeking low-maintenance living, downsizing, or a budget-conscious homeownership opportunity. Located on leased land in a managed community; buyer approval by park management required, including application, background, and credit check. Lot rent, utilities, fees, park rules, pet policies, and lease terms to be verified directly with park management. Home is personal property; title not retired! Room measurements and square footage are approximate.

Key facts

• Built 2010
• Listed 146 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $44 ($526/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.0% in Montoursville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#341 in PA, #2,993 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Montoursville Area SD (suburban): math 43% / reading 62% proficiency, ranked #142 of 539 in PA (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 73 units permitted in Lycoming County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $232 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Lycoming County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 52% of rent.

Recommended offer $29,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 3.02% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-2,301
• Equity at exit: $4,995

10-year hold

• IRR: 4.2%
• Equity multiple: 1.32×
• Total profit: $2,957
• Equity at exit: $2,896

Cash invested: $9,380 (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 17756

• Home prices YoY: -3.2%
• Active inventory: 41
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$176
• Tax est. 1.5%: −$42 /mo · $502/yr
• Insurance: −$14
• HOA: −$523
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $44

Break-even live

Break-even rent $955

Max offer price $33,500

Occupancy floor 91%

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: $8,375
• Closing costs: $1,005
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $523 · $6,276/yr

Listing history 20 events

1. 2026-06-19
   days on market $33,500 Active 147 DOM
2. 2026-06-18
   days on market $33,500 Active 146 DOM
3. 2026-06-17
   days on market $33,500 Active 145 DOM
4. 2026-06-16
   days on market $33,500 Active 144 DOM
5. 2026-06-15
   days on market $33,500 Active 143 DOM
6. 2026-06-14
   days on market $33,500 Active 141 DOM
7. 2026-06-12
   days on market $33,500 Active 140 DOM
8. 2026-06-09
   days on market $33,500 Active 137 DOM
9. 2026-06-08
   days on market $33,500 Active 136 DOM
10. 2026-06-07
    days on market $33,500 Active 135 DOM
11. 2026-06-05
    days on market $33,500 Active 132 DOM
12. 2026-06-03
    days on market $33,500 Active 131 DOM
13. 2026-06-02
    days on market $33,500 Active 130 DOM
14. 2026-06-01
    days on market $33,500 Active 129 DOM
15. 2026-05-31
    days on market $33,500 Active 128 DOM
16. 2026-05-30
    days on market $33,500 Active 127 DOM
17. 2026-04-21
    price $33,500 655-char remark

    Show marketing remark (655 chars)

    Affordable living alternative to rising rent costs. This two-bedroom, one-bath manufactured home offers a simple, efficient layout with approximately 540 sq ft of living space. A great option for buyers seeking low-maintenance living, downsizing, or a budget-conscious homeownership opportunity. Located on leased land in a managed community; buyer approval by park management required, including application, background, and credit check. Lot rent, utilities, fees, park rules, pet policies, and lease terms to be verified directly with park management. Home is personal property; title not retired! Room measurements and square footage are approximate.

18. 2026-01-24
    status Active 655-char remark

    Show marketing remark (655 chars)

    Affordable living alternative to rising rent costs. This two-bedroom, one-bath manufactured home offers a simple, efficient layout with approximately 540 sq ft of living space. A great option for buyers seeking low-maintenance living, downsizing, or a budget-conscious homeownership opportunity. Located on leased land in a managed community; buyer approval by park management required, including application, background, and credit check. Lot rent, utilities, fees, park rules, pet policies, and lease terms to be verified directly with park management. Home is personal property; title not retired! Room measurements and square footage are approximate.

19. 2026-01-24
    historical 655-char remark

    Show marketing remark (655 chars)

    Affordable living alternative to rising rent costs. This two-bedroom, one-bath manufactured home offers a simple, efficient layout with approximately 540 sq ft of living space. A great option for buyers seeking low-maintenance living, downsizing, or a budget-conscious homeownership opportunity. Located on leased land in a managed community; buyer approval by park management required, including application, background, and credit check. Lot rent, utilities, fees, park rules, pet policies, and lease terms to be verified directly with park management. Home is personal property; title not retired! Room measurements and square footage are approximate.

20. 2026-01-23
    listed $35,000 Active 655-char remark

    Show marketing remark (655 chars)

    Affordable living alternative to rising rent costs. This two-bedroom, one-bath manufactured home offers a simple, efficient layout with approximately 540 sq ft of living space. A great option for buyers seeking low-maintenance living, downsizing, or a budget-conscious homeownership opportunity. Located on leased land in a managed community; buyer approval by park management required, including application, background, and credit check. Lot rent, utilities, fees, park rules, pet policies, and lease terms to be verified directly with park management. Home is personal property; title not retired! Room measurements and square footage are approximate.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,126
• − Mortgage interest: −$1,877
• − Property taxes: −$502
• − Insurance: −$168
• − Repairs & maintenance: −$970
• − Management: −$970
• − HOA: −$6,276
• − Depreciation: −$975
• Taxable income: $389
• Est. tax owed @ 24.0%: −$93
• After-tax cash flow: $432/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 · 12 photos

Fair 45/100 Moderate rehab

This two-bedroom, one-bath manufactured home requires moderate repairs and maintenance to improve its condition and value. Key areas for improvement include the kitchen, bathroom, exterior siding, and landscaping. With some updates, it could be a great low-maintenance living option.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance
• Minor Bathroom cleaning — Dirty tub and shower curtain
• Moderate Exterior siding — Weathered appearance
• Minor Living room carpet — Worn appearance
• Minor Bedroom carpet — Worn appearance
• Minor Paint touch-ups — Faded paint

Value-add opportunities

• Both Paint touch-ups and freshening — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping trimming — Trimmed landscaping improves curb appeal and property value
• Both Kitchen and bathroom cleaning — Cleaner spaces attract more buyers and renters
• Both Exterior siding repair — Repairing weathered siding improves curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn appearance	Minor	$500–3,000
Bathroom cleaning · Dirty tub and shower curtain	Minor	$500–3,000
Exterior siding · Weathered appearance	Moderate	$3,000–15,000
Living room carpet · Worn appearance	Minor	$500–3,000
Bedroom carpet · Worn appearance	Minor	$500–3,000
Paint touch-ups · Faded paint	Minor	$500–3,000
Total estimated repair cost · 6 items		$5,500–30,000

Value-add ROI direction

• Both Paint touch-ups and freshening — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping trimming — Trimmed landscaping improves curb appeal and property value ↑
• Both Kitchen and bathroom cleaning — Cleaner spaces attract more buyers and renters ↑
• Both Exterior siding repair — Repairing weathered siding improves curb appeal and property value ↑

ⓘ 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: Montoursville Area SD
• NCES district ID: 4215750
• Math proficiency: 43% ▼ -16.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $53,988
• Composite: 45.16/100
• National rank: #2677
• State rank: #142 of 539 in PA

Livability — Montoursville

• Score: 77/100
• State rank: #341
• US rank: #2993

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,525

Population outlook (Lycoming County) Hauer SSP2

• Today (2025): 114,164 people
• By 2030: 112,221 · -1.7%
• By 2040: 107,613 · -5.7%
• By 2050: 102,950 · -9.8%
• By 2075: 92,987 · -18.5%
• By 2100: 80,924 · -29.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3% Black 2%
• Common ancestry: Lithuanian 2% Romanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Lycoming

• 2024 margin: Solid R (+41.5) · D 28.8% · R 70.3%
• 2008→2024 swing: -17.3pp toward R · 2008: -24.2pp · 2024: -41.5pp
• All cycles: 2024: R+41.5 2020: R+41.3 2016: R+44.8 2012: R+33.3 2008: R+24.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.73%
• Current HPI: 233.9965
• 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

-4.3% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $33,500 WBVAR
• 2026-01-24 Relisted — WBVAR
• 2026-01-24 Delisted — WBVAR
• 2026-01-23 Listed $35,000 WBVAR