101 Laurel Run · Laurel Run, PA 18706

$50,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 77 Days on market

Built 1989 4,000 sqft lot Est $45k · 12% over $500/mo HOA · 33% of rent ↓ 29% since listing

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Why this score? — see what drove the C+ 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
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

Key facts

• View of the valley
• Carport
• Deck

Tags

• ENCLOSED PORCH
• DECK
• CARPORT
• VIEW OF THE VALLEY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/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: $47k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#701 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wilkes-Barre Area SD (urban): math 19% / reading 32% proficiency, ranked #469 of 539 in PA (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 81 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).
• This rent runs 31% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $40k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $47,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 3.00% ✓
• Cap rate: 15.09%
• Cash-on-cash: 31.43%
• DSCR: 2.40
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $44,688
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Laurel Run	0.00mi	3/2.0	1,064 (0%)	1mo	$45,000	$42	99

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: 26.7%
• Equity multiple: 2.11×
• Total profit: $15,564
• Equity at exit: $7,455

10-year hold

• IRR: 34.5%
• Equity multiple: 4.21×
• Total profit: $44,895
• Equity at exit: $4,323

Cash invested: $14,000 (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 18706

• Active inventory: 81
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,499 high
• Mortgage (P&I): −$262
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$21
• HOA: −$500
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $367

Break-even live

Break-even rent $1,035

Max offer price $50,000

Occupancy floor 71%

Sensitivity live

Price	-10% $395	-5% $381	+0% $367	+5% $353	+10% $338
Rent	-10% $248	-5% $307	+0% $367	+5% $426	+10% $485
Rate	-1.0pp $392	-0.5pp $379	base $367	+0.5pp $354	+1.0pp $341

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 S Diamond St Wilkes-Barre, PA	3.0	1.0	1150	$1,400	$1.22	44d	1	1.05mi
2 S Empire St Unit 2R Wilkes-Barre, PA	2.0	1.0	850	$1,250	$1.47	21d	1	1.18mi
2 N Diamond St Wilkes-Barre, PA	3.0	1.0	1000	$1,500	$1.50	21d	1	1.23mi
36 Logan St Wilkes-Barre, PA	3.0	1.0	1200	$1,125	$0.94	44d	1	1.29mi
60 Saratoga Ct Wilkes Barre, PA	3.0	1.5	1240	$1,850	$1.49	21d	1	1.32mi
48 Saratoga Ct Wilkes Barre, PA	3.0	1.5	1240	$1,650	$1.33	21d	1	1.33mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-02-09
   listed $50,000 Active
3. 2025-07-31
   soldstatus $40,000 Closed 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

4. 2025-07-22
   status Pending 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

5. 2025-07-03
   price $45,000 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

6. 2025-05-01
   price $60,000 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

7. 2025-04-25
   status Active 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

8. 2025-04-14
   status Pending 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

9. 2025-03-31
   listed $69,999 Active 103-char remark

   Show marketing remark (103 chars)

   Come check out the view from this beautiful 3bd, 2 bath mobile home in the oasis of Laurel Run Estates.

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$188/yr (+$16/mo · 45.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥89°F today · 13 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: $17,988
• − Mortgage interest: −$2,801
• − Property taxes: −$414
• − Insurance: −$250
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − HOA: −$6,000
• − Depreciation: −$1,455
• Taxable income: $4,191
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $3,394/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: Wilkes-Barre Area SD
• NCES district ID: 4226300
• Math proficiency: 19% ▼ -2.00%
• Reading proficiency: 32% ▼ -9.00%
• Median HH income: $37,420
• Composite: 21.22/100
• National rank: #8409
• State rank: #469 of 539 in PA

Livability — Laurel Run

• Score: 71/100
• State rank: #701
• US rank: #6906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel Run, PA
• County: Luzerne County · 118,885 people
• Metro: Scranton--Wilkes-Barre, PA
• Population (ZIP): 16,387
• Household income: $58,558
• Rent vs Own: 33.7% rent · 66.3% own
• Severe rent burden: 568.0

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 11% Black 3%
• Hispanic origin (detail): Puerto Rican 9% Dominican 4%
• Common ancestry: Romanian 18% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -150.02%
• Current HPI: 196.19
• Rent YoY: —
• Metro: Scranton--Wilkes-Barre, PA
• 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

-28.6% since first listed

9 events — show timeline

• 2026-04-27 Pending — LCAR
• 2026-02-09 Listed $50,000 LCAR
• 2025-07-31 Sold (MLS) $40,000 LCAR
• 2025-07-22 Pending — LCAR
• 2025-07-03 Price Changed $45,000 LCAR
• 2025-05-01 Price Changed $60,000 LCAR
• 2025-04-25 Relisted — LCAR
• 2025-04-14 Pending — LCAR
• 2025-03-31 Listed $69,999 LCAR

Property tax history

+1.2%/yr

Latest (2026): $414 · +0.4% YoY. Source: county tax records.