40 Jeanette St · Conyngham, PA 18655

$99,900

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 69 Days on market

Built 2022 871 sqft 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• Schools +2.0/10.0

Listing remarks MLS

AFFORDABLE HOUSING ALERT!! Fully renovated 2 BR, 2 BA mobile in a nice neighborhood. All new carpet and fully renovated kitchen and bathrooms, foundation is permanent and meets all HUD standards.

Key facts

• Built 2022
• Listed 69 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $-86 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $70k (29.9% below list).
• Recommended offer: $70k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.0% in Conyngham — 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 (#331 in PA, #2,897 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Greater Nanticoke Area SD (suburban): math 14% / reading 34% proficiency, ranked #479 of 539 in PA (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Gna El Ctr (math 15% / reading 36%, grade F, #1,172 of 1,518 statewide, top 77%, 505 students, 100% FRL); Greater Nanticoke Area Ed Ctr (math 4% / reading 32%, grade F, #453 of 512 statewide, top 89%, 539 students, 100% FRL); Greater Nanticoke Area Shs (math 52%, 714 students, 89% FRL) — zoned schools average 96% FRL vs 52% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 1 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 $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $100k implies a 1232% gain — meaningful room to come down on a strong offer.

Recommended offer $70,000 (29.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.68%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 21.7%
• Equity multiple: 2.75×
• Total profit: $48,924
• Equity at exit: $89,998

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $148,327
• Equity at exit: $194,084

Cash invested: $27,972 (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 18655

• Home prices YoY: 13.9%
• Active inventory: 36
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $-86

Break-even live

Break-even rent $809

Max offer price $84,747

Occupancy floor —

Sensitivity live

Price	-10% $-29	-5% $-58	+0% $-86	+5% $-114	+10% $-142
Rent	-10% $-141	-5% $-113	+0% $-86	+5% $-58	+10% $-30
Rate	-1.0pp $-35	-0.5pp $-60	base $-86	+0.5pp $-112	+1.0pp $-138

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Hill St Shickshinny, PA	1.0	1.0	580	$700	$1.21	45d	1	0.16mi

Listing history 21 events

1. 2026-06-22
   days on market $99,900 Active 69 DOM
2. 2026-06-18
   days on market $99,900 Active 66 DOM
3. 2026-06-17
   days on market $99,900 Active 65 DOM
4. 2026-06-16
   days on market $99,900 Active 64 DOM
5. 2026-06-15
   price $99,900 Active 63 DOM
6. 2026-06-15
   days on market $105,000 Active 63 DOM
7. 2026-06-14
   days on market $105,000 Active 61 DOM
8. 2026-06-13
   days on market $105,000 Active 60 DOM
9. 2026-06-10
   days on market $105,000 Active 58 DOM
10. 2026-06-09
    days on market $105,000 Active 57 DOM
11. 2026-06-08
    days on market $105,000 Active 56 DOM
12. 2026-06-07
    days on market $105,000 Active 55 DOM
13. 2026-06-05
    days on market $105,000 Active 52 DOM
14. 2026-06-02
    days on market $105,000 Active 50 DOM
15. 2026-06-01
    days on market $105,000 Active 49 DOM
16. 2026-05-31
    days on market $105,000 Active 48 DOM
17. 2026-05-30
    days on market $105,000 Active 47 DOM
18. 2026-04-13
    listed $115,000 Active 196-char remark

    Show marketing remark (196 chars)

    AFFORDABLE HOUSING ALERT!! Fully renovated 2 BR, 2 BA mobile in a nice neighborhood. All new carpet and fully renovated kitchen and bathrooms, foundation is permanent and meets all HUD standards.

19. 2021-07-21
    soldstatus $7,500
20. 2020-11-23
    listed $9,900
21. 2019-06-14
    listed $7,000

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$350/yr (+$29/mo · 39.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $8,400
• − Mortgage interest: −$5,596
• − Property taxes: −$879
• − Insurance: −$500
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,906
• Taxable loss: −$2,825
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $-351/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: Greater Nanticoke Area SD
• NCES district ID: 4216290
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 34% ▼ -14.00%
• Median HH income: $38,990
• Composite: 20.1/100
• National rank: #8647
• State rank: #479 of 539 in PA

Livability — Conyngham

• Score: 77/100
• State rank: #331
• US rank: #2897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mocanaqua, PA
• City population: 1,072
• Population (ZIP): 5,789

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 (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 19% Lithuanian 5% Iranian 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1% Spanish 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: ▲ 34.48%
• Current HPI: 282.3106
• 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

+1542.9% since first listed

4 events — show timeline

• 2026-04-13 Listed $115,000 CSVBR
• 2021-07-21 Sold (MLS) $7,500 CSVBR
• 2020-11-23 Listed $9,900 CSVBR
• 2019-06-14 Listed $7,000 LCAR

Property tax history

+18.5%/yr

Latest (2026): $879 · +0.5% YoY. Source: county tax records.