127 Buckingham Hts · Salem, PA 18444

$79,900

3 bd · 2.0 ba · 908 sqft · Manufactured public records · 10 Days on market

Built 2003 436 sqft lot Est $57k · 40% over $525/mo HOA · 30% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

WHY RENT WHEN YOU CAN OWN YOUR OWN MOBILE. 3 BEDROOM 2 BATH MOBILE WITH ONE CAR DETACHED GARAGE ON LEASED LOT. , Beds Description: Y, Baths: Y, Sewer: WS Comm Central

Key facts

• Covered front porch
• Wooded backyard
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• COVERED FRONT PORCH
• DETACHED ONE-CAR GARAGE
• WOODED BACKYARD

Property features AI

Finance

• Other: Located in the Buckingham Estates subdivision
• Financial info: Land is leased
• HOA & community: Homeowners association with a monthly fee of $525; Association fee includes sewer; Association reports no amenities

Exterior

• Parking: Total of 5 parking spaces; 1-car garage; 4 open parking spaces; Private gravel driveway
• Security: Smoke detector(s)
• Utilities: 100 amp electric service; Cable available; Water connected; Sewer connected (private sewer); Electricity connected
• Home design: Manufactured single-wide home; One level; Updated / remodeled; Residential use; No common walls
• Construction: Vinyl siding; Shingle roof; No basement
• Exterior features: Covered front and rear porches; Front yard and back yard; Private road frontage with gravel road surface; Private maintained road; Has view; Fuel tank(s) on site; Additional storage structure

Interior

• Kitchen: Dishwasher; Refrigerator; Stainless steel appliances; Electric range / electric cooktop; Exhaust fan
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Ceiling fans for supplemental cooling; Window air conditioning units
• Interior features: Ceiling fans; Open floor plan; Walk-in closets; Storage
• Laundry & utility: Washer and dryer included; Laundry room on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 95 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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 $34k; list at $80k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $79,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.21% ✓
• Cap rate: 12.11%
• Cash-on-cash: 20.77%
• DSCR: 1.92
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $57,204
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Buckingham Hts	0.08mi	3/2.0	916 (+1%)	7mo	$58,000	$63	89

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 39.9%
• Equity multiple: 4.06×
• Total profit: $68,479
• Equity at exit: $71,980

10-year hold

• IRR: 34.5%
• Equity multiple: 9.17×
• Total profit: $182,876
• Equity at exit: $155,228

Cash invested: $22,372 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 95
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,764 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$33
• HOA: −$525
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $387

Break-even live

Break-even rent $1,274

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $525 · $6,300/yr
• Likely covers: sewer

Listing history 9 events

1. 2026-06-18
   days on market $79,900 Active 10 DOM
2. 2026-06-17
   days on market $79,900 Active 9 DOM
3. 2026-06-16
   days on market $79,900 Active 8 DOM
4. 2026-06-15
   days on market $79,900 Active 7 DOM
5. 2026-06-14
   days on market $79,900 Active 5 DOM
6. 2026-06-13
   days on market $79,900 Active 4 DOM
7. 2026-06-10
   days on market $79,900 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $79,900 Active 1 DOM

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $805 · $67/mo
• Expected delta: +$457/yr (+$38/mo · 131.2%)

ⓘ 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 3/10 Moderate 4% 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: $21,167
• − Mortgage interest: −$4,476
• − Property taxes: −$348
• − Insurance: −$400
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − HOA: −$6,300
• − Depreciation: −$2,324
• Taxable income: $3,932
• Est. tax owed @ 24.0%: −$944
• After-tax cash flow: $3,702/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 13,681

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Scotch-Irish 4% Slovak 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.51%
• Current HPI: 428.8661
• 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

+219.6% since first listed

6 events — show timeline

• 2026-06-08 Listed $79,900 PWMLS
• 2023-06-20 Sold (Public Records) $34,500 Public Records
• 2019-05-29 Sold (MLS) $20,000 PWMLS
• 2019-05-29 Sold (MLS) $20,000 PWMLS
• 2019-04-18 Listed $25,000 PWMLS
• 2019-04-18 Listed $25,000 PWMLS

Property tax history

-4.7%/yr

Latest (2026): $348 · +3.1% YoY. Source: county tax records.