908 W Third St Lot 15 · Lock Haven, PA 17745

$57,900

2 bd · 1.0 ba · 672 sqft · SingleFamily · 360 Days on market

Built 2021 Good condition $86/sqft · 58% below area ↓ 16% since listing

---

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 +9.8/10.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping. 24 hour show notice.

Key facts

• Close to hospital
• Open floor plan
• Close to schools

Tags

• OPEN FLOOR PLAN
• QUAINT DECK
• CLOSE TO SCHOOLS
• CLOSE TO HOSPITAL
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $58k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 3.8% in Lock Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#275 in PA, #2,428 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment F.
• Keystone Central SD (town): math 32% / reading 44% proficiency, ranked #384 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Robb El Sch (math 32% / reading 42%, grade F, #1,004 of 1,518 statewide, top 68%, 435 students, 79% FRL); Central Mountain Ms (math 21% / reading 42%, grade F, #367 of 512 statewide, top 73%, 939 students, 55% FRL); Central Mountain Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,127 students, 24% FRL).
• Market conditions: Rents rising fast (+7.4%/yr); 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($59k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $400 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.4% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 360 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $12k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $50,952 (12.0% below list)

Questions for the listing agent

1. It's been on market 360 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.47%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $136,806
• List price: $57,900
• Delta: -57.68%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 7.38% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.75×
• Total profit: $12,182
• Equity at exit: $8,633

10-year hold

• IRR: 29.0%
• Equity multiple: 4.15×
• Total profit: $51,040
• Equity at exit: $5,006

Cash invested: $16,212 (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 17745

• Home prices YoY: -7.3%
• Rents YoY: 7.4%
• Active inventory: 96
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $868/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $276

Break-even live

Break-even rent $506

Max offer price $57,900

Occupancy floor 63%

Sensitivity live

Price	-10% $317	-5% $296	+0% $276	+5% $256	+10% $236
Rent	-10% $209	-5% $243	+0% $276	+5% $310	+10% $344
Rate	-1.0pp $306	-0.5pp $291	base $276	+0.5pp $261	+1.0pp $246

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: $14,475
• Closing costs: $1,737
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 E Main St Unit 9 Lock Haven, PA	1.0	1.0	650	$750	$1.15	45d	1	1.00mi

Listing history 28 events

1. 2026-06-19
   days on market $57,900 Active 360 DOM
2. 2026-06-18
   days on market $57,900 Active 359 DOM
3. 2026-06-17
   days on market $57,900 Active 358 DOM
4. 2026-06-16
   days on market $57,900 Active 357 DOM
5. 2026-06-15
   pricedays on market $57,900 Active 356 DOM
6. 2026-06-14
   days on market $58,900 Active 354 DOM
7. 2026-06-12
   days on market $58,900 Active 353 DOM
8. 2026-06-09
   days on market $58,900 Active 350 DOM
9. 2026-06-08
   days on market $58,900 Active 349 DOM
10. 2026-06-07
    days on market $58,900 Active 348 DOM
11. 2026-06-04
    days on market $58,900 Active 344 DOM
12. 2026-06-02
    days on market $58,900 Active 343 DOM
13. 2026-06-01
    days on market $58,900 Active 342 DOM
14. 2026-05-31
    days on market $58,900 Active 341 DOM
15. 2026-05-31
    days on market $58,900 Active 340 DOM
16. 2026-05-10
    price $58,900 582-char remark

    Show marketing remark (582 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping. 24 hour show notice.

17. 2026-05-09
    price $58,900 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

18. 2026-02-01
    price $59,900 561-char remark

    Show marketing remark (582 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping. 24 hour show notice.

19. 2026-02-01
    price $59,900 582-char remark

    Show marketing remark (582 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping. 24 hour show notice.

20. 2025-12-02
    price $63,200 582-char remark

    Show marketing remark (582 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping. 24 hour show notice.

21. 2025-11-24
    price $63,200 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

22. 2025-10-31
    price $65,400 582-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

23. 2025-10-31
    price $65,400 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

24. 2025-09-06
    price $65,900 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

25. 2025-07-08
    price $67,900 582-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

26. 2025-07-08
    price $67,900 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

27. 2025-06-25
    listed $69,900 Active 582-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

28. 2025-06-25
    listed $69,900 Active 561-char remark

    Show marketing remark (561 chars)

    One owner move-in ready 2021 Eagle River Chesapeake 2 bedroom 1 bathroom manufactured home in Piper Point Park awaits new owners. This home features a spacious open floor plan living/dining/kitchen area. The numerous windows allow the bright light to enter. The spacious bedrooms and bathroom add to the home's added value. The quaint deck at the entrance of the home provides added living space for entertaining and relaxing, while enjoying the great outdoors. Don't miss your chance to own this well-designed home close to schools, the hospital, and shopping.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,278
• − Mortgage interest: −$3,243
• − Property taxes: −$868
• − Insurance: −$290
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,684
• Taxable income: $2,548
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $2,706/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Piper Point Park is in good condition with a good condition score of 75. It has a good exterior, interior, and HVAC system, and a decent landscaping and curb appeal. The kitchen cabinets could use a fresh coat of paint, and new flooring would significantly enhance its value.

Repairs flagged

• Minor Kitchen cabinets — The cabinets appear slightly dated and could benefit from a fresh coat of paint or new hardware.

Value-add opportunities

• Resale Paint the kitchen cabinets — Updating the kitchen cabinets can significantly enhance the home's curb appeal and resale value.
• Both Install new flooring — New flooring can improve the home's appearance and increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets appear slightly dated and could benefit from a fresh coat of paint or new hardware.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Resale Paint the kitchen cabinets — Updating the kitchen cabinets can significantly enhance the home's curb appeal and resale value. ↑
• Both Install new flooring — New flooring can improve the home's appearance and increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Keystone Central SD
• NCES district ID: 4212725
• Math proficiency: 32% ▼ -6.00%
• Reading proficiency: 44% ▼ -10.00%
• Median HH income: $42,713
• Composite: 32.09/100
• National rank: #5810
• State rank: #384 of 539 in PA

Livability — Lock Haven

• Score: 78/100
• State rank: #275
• US rank: #2428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lock Haven, PA
• County: Clinton County · 17,718 people
• City population: 17,718
• Metro: Lock Haven, PA
• Population (ZIP): 17,718
• Household income: $58,555
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 522.0

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 2%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.42%
• Current HPI: 270.5334
• Rent YoY: ▲ 7.38%
• Metro: Lock Haven, 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

-15.7% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $58,900 NMPA
• 2026-05-09 Price Changed $58,900 WBVAR
• 2026-02-01 Price Changed $59,900 WBVAR
• 2026-02-01 Price Changed $59,900 NMPA
• 2025-12-02 Price Changed $63,200 NMPA
• 2025-11-24 Price Changed $63,200 WBVAR
• 2025-10-31 Price Changed $65,400 NMPA
• 2025-10-31 Price Changed $65,400 WBVAR
• 2025-09-06 Price Changed $65,900 WBVAR
• 2025-07-08 Price Changed $67,900 NMPA
• 2025-07-08 Price Changed $67,900 WBVAR
• 2025-06-25 Listed $69,900 NMPA
• 2025-06-25 Listed $69,900 WBVAR