91 Cheyenne Ln · Mahoning, PA 18235

$48,500

2 bd · 1.0 ba · 900 sqft · Manufactured · 94 Days on market

Built 1986 871 sqft lot $54/sqft · 54% below area

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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
• ARV discount +7.5/15.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to affordable living! This single wide home boasts a large living room with tons of natural light and an open concept feel! There are two bedrooms and a large, completely renovated bathroom. Off street parking for convenience and 10 minutes from major roadways, shopping, restaurants and more! Located between historic Jim Thorpe, Beltzville Lake and Blue Mountain Ski Area. Contact community management and local municipality regarding long and short term rental opportunities. For community residents, the park has a pavilion, pond and basketball court! Schedule your showing for this home today!

Key facts

• Off street parking
• Beltzville lake
• Historic jim thorpe

Tags

• LARGE LIVING ROOM
• COMPLETELY RENOVATED BATHROOM
• OFF STREET PARKING
• HISTORIC JIM THORPE
• BELTZVILLE LAKE
• BLUE MOUNTAIN SKI AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $48k).
• Recommended offer: $44k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $335 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $44,135 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.01% ✓
• Cap rate: 17.82%
• Cash-on-cash: 41.16%
• DSCR: 2.83
• GRM: 4.1

CMA / ARV

• ARV (median comp): $105,171
• List price: $48,500
• Delta: -53.88%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
58 Shawnee Ln	0.06mi	3/1.0 (+1)	980 (+9%)	9mo	$45,000	$46	70
40 Apache Ln	0.18mi	3/2.0 (+1)	980 (+9%)	4mo	$55,000	$56	65

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

Projected returns pro-forma

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

5-year hold

• IRR: 37.7%
• Equity multiple: 2.61×
• Total profit: $21,805
• Equity at exit: $7,232

10-year hold

• IRR: 44.2%
• Equity multiple: 5.21×
• Total profit: $57,173
• Equity at exit: $4,193

Cash invested: $13,580 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$254
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $466

Break-even live

Break-even rent $385

Max offer price $48,500

Occupancy floor 47%

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: $12,125
• Closing costs: $1,455
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Bridge St Unit A Weissport, PA	2.0	1.0	900	$975	$1.08	2d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $48,500 Active 94 DOM
2. 2026-06-17
   days on market $48,500 Active 93 DOM
3. 2026-06-16
   days on market $48,500 Active 92 DOM
4. 2026-06-15
   days on market $48,500 Active 91 DOM
5. 2026-06-14
   days on market $48,500 Active 89 DOM
6. 2026-06-10
   days on market $48,500 Active 86 DOM
7. 2026-06-09
   days on market $48,500 Active 85 DOM
8. 2026-06-08
   days on market $48,500 Active 84 DOM
9. 2026-06-07
   days on market $48,500 Active 83 DOM
10. 2026-06-03
    days on market $48,500 Active 79 DOM
11. 2026-06-02
    days on market $48,500 Active 78 DOM
12. 2026-06-01
    days on market $48,500 Active 77 DOM
13. 2026-05-31
    days on market $48,500 Active 76 DOM
14. 2026-05-31
    days on market $48,500 Active 75 DOM
15. 2026-03-16
    listed $50,000 Active 606-char remark

    Show marketing remark (524 chars)

    Welcome to affordable living! This single wide home boasts a large living room with tons of natural light and an open concept feel! There are two bedrooms and a large, completely renovated bathroom. Off street parking for 2 cars and 10 minutes from major roadways, shopping, restaurants and more! Located between historic Jim Thorpe, Beltzville Lake and Blue Mountain Ski Area. Contact community management and local municipality regarding long and short term rental opportunities. Schedule your showing for this home today!

16. 2026-03-16
    listed $50,000 Active 524-char remark

    Show marketing remark (524 chars)

    Welcome to affordable living! This single wide home boasts a large living room with tons of natural light and an open concept feel! There are two bedrooms and a large, completely renovated bathroom. Off street parking for 2 cars and 10 minutes from major roadways, shopping, restaurants and more! Located between historic Jim Thorpe, Beltzville Lake and Blue Mountain Ski Area. Contact community management and local municipality regarding long and short term rental opportunities. Schedule your showing for this home today!

17. 2025-05-09
    historical
18. 2025-05-08
    historical
19. 2025-04-09
    listed $50,000 Active
20. 2025-04-01
    listed $50,000 Active

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $562 · $47/mo
• Expected delta: +$204/yr (+$17/mo · 56.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $11,700
• − Mortgage interest: −$2,717
• − Property taxes: −$359
• − Insurance: −$242
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,411
• Taxable income: $5,099
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $4,366/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Mahoning

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

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

6 events — show timeline

• 2026-03-16 Listed $50,000 BRIGHT MLS
• 2026-03-16 Listed $50,000 GLVRMLS
• 2025-05-09 Listing Removed — BRIGHT MLS
• 2025-05-08 Listing Removed — GLVRMLS
• 2025-04-09 Listed $50,000 BRIGHT MLS
• 2025-04-01 Listed $50,000 GLVRMLS

Property tax history

+1.8%/yr

Latest (2026): $359 · +0.8% YoY. Source: county tax records.