267 Sawmill Rd Lot 27 · Garden View, PA 17728

$49,900

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 36 Days on market

Built 1992

---

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
• Livability +3.6/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.8/10.0

Listing remarks

Cozy and affordable 3-bedroom 1992 mobile home located in a friendly community mobile home park. This home features an enclosed front porch, metal roof, and propane heat. Lot rent is $400/month and includes trash, water, sewer, and snow/ ice removal, making for easy, low-maintenance living.

Key facts

• Metal roof
• Friendly community
• Propane heat

Tags

• ENCLOSED FRONT PORCH
• METAL ROOF
• PROPANE HEAT
• FRIENDLY COMMUNITY

Property features AI

Exterior

• Parking: No formal parking; Gravel parking
• Home design: Residential property
• Construction: Vinyl siding; Metal roof; Pillar/post/pier foundation; Built area approximately 1,120
• Exterior features: Enclosed porch; Shed(s); Level lot; Has a view

Interior

• Kitchen: Refrigerator; Range; Range hood
• Flooring: Linoleum; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Ceiling fan cooling
• Interior features: Eat-in kitchen; Ceiling fans; Vaulted ceilings; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#639 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment C-, schools F, amenities F.
• Williamsport Area SD (urban): math 38% / reading 45% proficiency, ranked #349 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 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 $345 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.
• 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 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 2.08% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.16%
• DSCR: 2.92
• GRM: 4.0

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: 40.0%
• Equity multiple: 2.71×
• Total profit: $23,920
• Equity at exit: $7,440

10-year hold

• IRR: 46.3%
• Equity multiple: 5.44×
• Total profit: $62,036
• Equity at exit: $4,314

Cash invested: $13,972 (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 17728

• Home prices YoY: -3.5%
• Active inventory: 18
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $406/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $503

Break-even live

Break-even rent $400

Max offer price $49,900

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $49,900 Active 36 DOM
2. 2026-06-18
   days on market $49,900 Active 35 DOM
3. 2026-06-17
   days on market $49,900 Active 34 DOM
4. 2026-06-16
   days on market $49,900 Active 33 DOM
5. 2026-06-15
   days on market $49,900 Active 32 DOM
6. 2026-06-14
   days on market $49,900 Active 30 DOM
7. 2026-06-12
   days on market $49,900 Active 29 DOM
8. 2026-06-09
   days on market $49,900 Active 26 DOM
9. 2026-06-08
   days on market $49,900 Active 25 DOM
10. 2026-06-07
    days on market $49,900 Active 24 DOM
11. 2026-06-05
    days on market $49,900 Active 21 DOM
12. 2026-06-02
    days on market $49,900 Active 19 DOM
13. 2026-06-01
    days on market $49,900 Active 18 DOM
14. 2026-05-31
    days on market $49,900 Active 17 DOM
15. 2026-05-30
    days on market $49,900 Active 16 DOM
16. 2026-05-13
    listed $49,900 Active 291-char remark

ⓘ 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: $406 · $34/mo
• Projected year-2 tax: $597 · $50/mo
• Expected delta: +$191/yr (+$16/mo · 47.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% 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 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,439
• − Mortgage interest: −$2,795
• − Property taxes: −$406
• − Insurance: −$250
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$1,452
• Taxable income: $5,546
• Est. tax owed @ 24.0%: −$1,331
• After-tax cash flow: $4,700/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: Williamsport Area SD
• NCES district ID: 4226460
• Math proficiency: 38% ▼ -9.00%
• Reading proficiency: 45% ▼ -12.00%
• Median HH income: $38,637
• Composite: 34.63/100
• National rank: #5150
• State rank: #349 of 539 in PA

Livability — Garden View

• Score: 72/100
• State rank: #639
• US rank: #6222

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,749

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 4% Polish 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -8.34%
• Current HPI: 232.1876
• 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

1 event — show timeline

• 2026-05-13 Listed $49,900 WBVAR

Property tax history

+1.3%/yr

Latest (2026): $406 · +2.0% YoY. Source: county tax records.