46 Jones Dr · Union Dale, PA 18413

$60,000

2 bd · 2.0 ba · 856 sqft · Manufactured · 88 Days on market

Built 2006 $70/sqft · 20% above area Est $50k · 20% over ↓ 8% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.0/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Who's looking for convenience!? This well constructed single wide manufactured home has a great open floor plan, two bedrooms-with the primary featuring an on-suite, newer appliances, and everything meticulously maintained! Newer front and back decks, as well as a new large storage shed and fenced in yard space. This is the mobile home lot rent at current location is two hundred twenty five a month which includes water and sewer. The home could be transferred to a new location if you desired as well. This is a very efficient home making it great for those looking for low maintenance living, in a great location minutes from major highways. Call today!

Key facts

• Open floor plan
• On-suite
• Fenced in yard space

Tags

• OPEN FLOOR PLAN
• ON-SUITE
• NEWER APPLIANCES
• NEW FRONT AND BACK DECKS
• LARGE STORAGE SHED
• FENCED IN YARD SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,408 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B; Watch: schools D-, amenities F, commute F.
• Mountain View SD (rural): math 30% / reading 50% proficiency, ranked #351 of 539 in PA (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($415 loan paydown + $2k appreciation (3.0% local appreciation)).
• Susquehanna County population projected at -30% 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 11.89%
• Cash-on-cash: 19.98%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

• ARV (median comp): $50,000
• List price: $60,000
• Delta: 20.00%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Jones Dr	0.00mi	2/2.0	856 (0%)	1mo	$50,000	$58	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: 26.3%
• Equity multiple: 2.49×
• Total profit: $25,055
• Equity at exit: $26,979

10-year hold

• IRR: 27.0%
• Equity multiple: 4.82×
• Total profit: $64,257
• Equity at exit: $41,577

Cash invested: $16,800 (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 18413

• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$76 /mo · $907/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $280

Break-even live

Break-even rent $526

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $314	-5% $297	+0% $280	+5% $263	+10% $246
Rent	-10% $210	-5% $245	+0% $280	+5% $314	+10% $349
Rate	-1.0pp $310	-0.5pp $295	base $280	+0.5pp $264	+1.0pp $248

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-02
   price $60,000 658-char remark

   Show marketing remark (658 chars)

   Who's looking for convenience!? This well constructed single wide manufactured home has a great open floor plan, two bedrooms-with the primary featuring an on-suite, newer appliances, and everything meticulously maintained! Newer front and back decks, as well as a new large storage shed and fenced in yard space. This is the mobile home lot rent at current location is two hundred twenty five a month which includes water and sewer. The home could be transferred to a new location if you desired as well. This is a very efficient home making it great for those looking for low maintenance living, in a great location minutes from major highways. Call today!

2. 2026-02-27
   listed $65,000 Active 658-char remark

   Show marketing remark (658 chars)

   Who's looking for convenience!? This well constructed single wide manufactured home has a great open floor plan, two bedrooms-with the primary featuring an on-suite, newer appliances, and everything meticulously maintained! Newer front and back decks, as well as a new large storage shed and fenced in yard space. This is the mobile home lot rent at current location is two hundred twenty five a month which includes water and sewer. The home could be transferred to a new location if you desired as well. This is a very efficient home making it great for those looking for low maintenance living, in a great location minutes from major highways. Call today!

ⓘ 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: $907 · $76/mo
• Projected year-2 tax: $927 · $77/mo
• Expected delta: +$21/yr (+$2/mo · 2.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,555
• − Mortgage interest: −$3,361
• − Property taxes: −$907
• − Insurance: −$300
• − Repairs & maintenance: −$844
• − Management: −$844
• − Depreciation: −$1,745
• Taxable income: $2,553
• Est. tax owed @ 24.0%: −$613
• After-tax cash flow: $2,743/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: Mountain View SD
• NCES district ID: 4216050
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -13.00%
• Median HH income: $50,744
• Composite: 34.49/100
• National rank: #5183
• State rank: #351 of 539 in PA

Livability — Union Dale

• Score: 61/100
• State rank: #1408
• US rank: #17786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 78

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-7.7% since first listed

2 events — show timeline

• 2026-04-02 Price Changed $60,000 GSBR as distributed by MLS GRID
• 2026-02-27 Listed $65,000 GSBR as distributed by MLS GRID

Property tax history

+18.4%/yr

Latest (2026): $907 · +3.3% YoY. Source: county tax records.