124 Misty Ln · Beech Mountain Lakes, PA 18222

$108,900

2 bd · 2.0 ba · 1,001 sqft · Manufactured · 19 Days on market

Built 2022 Good condition $109/sqft · 9% below area Est $119k · 9% under $500/mo HOA · 28% 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 +22.1/30.0
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks

Last home available at this price. NEW home with 2 bedrooms, 2 baths. Open layout, large kitchen with s/s appliances, including dishwasher. Master bath with walk in shower and a soaking tub! Walk in master closet. Laundry room with extra storage. set up on a lot, landscaping, stairs, skirting, central AC and a new shed ALL included! Seven months FREE lot rent! One Year Home Warranty Included.

Key facts

• Soaking tub
• Laundry room
• Open layout

Tags

• OPEN LAYOUT
• LARGE KITCHEN
• WALK IN SHOWER
• SOAKING TUB
• WALK IN MASTER CLOSET
• LAUNDRY ROOM

Property features AI

Finance

• Other: Located in the Whispering Pines subdivision
• HOA & community: Homeowners association with a $500 monthly fee

Exterior

• Utilities: Public water and shared well; Public sewer
• Home design: Residential mobile home; One level
• Construction: Vinyl siding
• Exterior features: Shed(s); Cleared, level lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Propane forced-air heating
• Interior features: Eat-in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.7% in Beech Mountain Lakes — 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 71/100 on livability (#698 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($753 loan paydown + $11k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $107,266 (1.5% below list)

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.66% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 5.0

CMA / ARV

• ARV (median comp): $119,450
• List price: $108,900
• Delta: -8.83%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Misty Ln	0.00mi	2/2.0	1,001 (0%)	0mo	$108,900	$109	100
113 Misty Ln	0.00mi	2/2.0	1,011 (+1%)	4mo	$130,000	$129	95
123 Misty Ln	0.02mi	2/2.0	1,001 (0%)	24mo	$100,000	$100	79

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $70,859
• Equity at exit: $98,106

10-year hold

• IRR: 25.6%
• Equity multiple: 7.58×
• Total profit: $200,515
• Equity at exit: $211,569

Cash invested: $30,492 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$500
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $176

Break-even live

Break-even rent $1,586

Max offer price $108,900

Occupancy floor 85%

Sensitivity live

Price	-10% $251	-5% $214	+0% $176	+5% $138	+10% $101
Rent	-10% $33	-5% $105	+0% $176	+5% $248	+10% $319
Rate	-1.0pp $231	-0.5pp $204	base $176	+0.5pp $148	+1.0pp $119

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Sand Springs Dr Drums, PA	2.0	2.0	1052	$1,805	$1.72	21d	1	0.09mi
11 Lazy Ln Drums, PA	2.0	2.0	1063	$1,815	$1.71	14d	1	0.19mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: landscaping

Listing history 2 events

1. 2026-05-18
   status Pending 395-char remark
2. 2026-04-29
   listed $108,900 Active 395-char remark

ⓘ 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 ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,701
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$6,000
• − Depreciation: −$3,168
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $1,925/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

Good 80/100 None rehab

This manufactured home is in excellent condition with a good condition score of 80. It is move-in ready with a modern kitchen and bathroom. The exterior and landscaping are well-maintained, and the home has central air conditioning. The highest-ROI updates would be painting the exterior siding and landscaping improvements to enhance curb appeal and value, as well as new flooring in the living areas to modernize the space and increase value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in living areas — Modernizes the space and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in living areas — Modernizes the space and increases 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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Beech Mountain Lakes

• Score: 71/100
• State rank: #698
• US rank: #6837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,946

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▲ 28.01%
• Current HPI: 302.4923
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $108,900 LCAR
• 2026-05-18 Pending — LCAR
• 2026-04-29 Listed $108,900 LCAR