405 West Dr · Jenkins, PA 18640

$65,500

2 bd · 1.0 ba · 1,134 sqft · Manufactured public records · 76 Days on market

Built 2000 871 sqft lot $58/sqft · 61% below area

---

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 +3.0/10.0
• 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

This mobile home is seeking its new owners! Situated in Heather Highlands Mobile Home Park, conveniently located between Wilkes-Barre and Scranton, residents can enjoy tranquility while conveniently accessing a wide range of amenities. This property boasts two bedrooms, a full bathroom, and an interior square footage of 1,134. Constructed in 2000, this mobile home offers a comfortable and spacious living environment. Heather Highlands Mobile Home Park provides residents with an array of recreational facilities, including a swimming pool, basketball court, community center, dog park, playground, and regular community events. Lot rent ranges from $600 to $700 and encompass water, sewer, and trash services. The property is currently occupied but will be delivered vacant.

Key facts

• Dog park
• Community center
• Swimming pool

Tags

• RECREATIONAL FACILITIES
• SWIMMING POOL
• BASKETBALL COURT
• COMMUNITY CENTER
• DOG PARK
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $66k.

Deal economics

• At list price, monthly cash flow is $808 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $66k).
• Recommended offer: $62k (6.0% 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.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $453 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,570 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% 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: 2.45% ✓
• Cap rate: 21.10%
• Cash-on-cash: 52.89%
• DSCR: 3.35
• GRM: 3.4

CMA / ARV

• ARV (median comp): $166,373
• List price: $65,500
• Delta: -60.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 50.9%
• Equity multiple: 3.23×
• Total profit: $40,897
• Equity at exit: $9,766

10-year hold

• IRR: 56.3%
• Equity multiple: 6.56×
• Total profit: $102,020
• Equity at exit: $5,663

Cash invested: $18,340 (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 18640

• Home prices YoY: -34.9%
• Active inventory: 103
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$343
• Tax from tax record: −$89 /mo · $1,065/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $808

Break-even live

Break-even rent $582

Max offer price $65,500

Occupancy floor 45%

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 E Saylor Ave Wilkes Barre, PA	3.0	1.0	1300	$1,550	$1.19	44d	1	0.99mi
296 Wyoming Ave Wyoming, PA	2.0	1.0	1500	$1,599	$1.07	13d	1	1.36mi
187 Wyoming Ave Wyoming, PA	2.0	1.0	700	$1,300	$1.86	21d	1	1.44mi
111 W Pettebone St Wyoming, PA	3.0	1.0	1246	$1,900	$1.52	13d	1	1.47mi

Listing history 15 events

1. 2026-06-18
   days on market $65,500 Active 76 DOM
2. 2026-06-17
   days on market $65,500 Active 75 DOM
3. 2026-06-16
   days on market $65,500 Active 74 DOM
4. 2026-06-15
   days on market $65,500 Active 73 DOM
5. 2026-06-14
   days on market $65,500 Active 71 DOM
6. 2026-06-13
   days on market $65,500 Active 70 DOM
7. 2026-06-10
   days on market $65,500 Active 68 DOM
8. 2026-06-09
   days on market $65,500 Active 67 DOM
9. 2026-06-08
   days on market $65,500 Active 66 DOM
10. 2026-06-07
    days on market $65,500 Active 65 DOM
11. 2026-06-02
    days on market $65,500 Active 60 DOM
12. 2026-06-01
    days on market $65,500 Active 59 DOM
13. 2026-05-31
    days on market $65,500 Active 58 DOM
14. 2026-05-30
    days on market $65,500 Active 57 DOM
15. 2026-04-03
    listed $65,500 Active 778-char remark

    Show marketing remark (778 chars)

    This mobile home is seeking its new owners! Situated in Heather Highlands Mobile Home Park, conveniently located between Wilkes-Barre and Scranton, residents can enjoy tranquility while conveniently accessing a wide range of amenities. This property boasts two bedrooms, a full bathroom, and an interior square footage of 1,134. Constructed in 2000, this mobile home offers a comfortable and spacious living environment. Heather Highlands Mobile Home Park provides residents with an array of recreational facilities, including a swimming pool, basketball court, community center, dog park, playground, and regular community events. Lot rent ranges from $600 to $700 and encompass water, sewer, and trash services. The property is currently occupied but will be delivered vacant.

ⓘ 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: $1,065 · $89/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $19,258
• − Mortgage interest: −$3,669
• − Property taxes: −$1,065
• − Insurance: −$328
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$1,905
• Taxable income: $9,210
• Est. tax owed @ 24.0%: −$2,210
• After-tax cash flow: $7,489/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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Jenkins

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

Census & demographics

• Census place: Inkerman, PA
• Population (ZIP): 16,418

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -102.89%
• Current HPI: 191.973
• 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

• 2026-04-03 Listed $65,500 BRIGHT MLS

Property tax history

+1.7%/yr

Latest (2026): $1,065 · +2.5% YoY. Source: county tax records.