22/36/42 Whites Ln · Wilmot, PA 18846

$199,500

5 bd · 3.0 ba · 1,772 sqft · Manufactured · 42 Days on market

Built 1940 4.44 ac lot $113/sqft · 17% below area Est $239k · 17% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +8.4/30.0
• Appreciation +6.4/10.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks

Live Where Others Vacation Along the Susquehanna River. Opportunity meets lifestyle at Sugar Run Cabins in the heart of the Endless Mountains. This unique 4.4-acre river-view property features a 2-bedroom, 1-bath manufactured home with laundry, plus two seasonal cabins overlooking the majestic Susquehanna River. Whether you are looking for a full-time residence, vacation getaway, or supplemental rental income, this property offers flexibility and breathtaking scenery. Outdoor enthusiasts will love the proximity to kayaking, trout fishing, hiking, nearby state parks, and State Game Lands for hunting adventures. Peace, privacy, and panoramic mountain and river views surround you, with additio

Key facts

• River view
• Proximity to hiking
• Nearby state parks

Tags

• RIVER VIEW
• PROXIMITY TO KAYAKING
• PROXIMITY TO TROUT FISHING
• PROXIMITY TO HIKING
• NEARBY STATE PARKS
• PANORAMIC MOUNTAIN VIEWS

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Residential manufactured home
• Construction: Vinyl siding; Wood siding; Metal roof
• Exterior features: On waterfront

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Oil heating available; Propane heating available; Has heating
• Interior features: Electric water heater; 10 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.9% below list).
• Recommended offer: $152k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Wyalusing Area SD (rural): math 24% / reading 48% proficiency, ranked #400 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wyalusing Valley El Sch (math 24% / reading 49%, grade F, #1,036 of 1,518 statewide, top 68%, 645 students, 58% FRL); Wyalusing Valley Jshs (math 24% / reading 46%, grade F, #311 of 437 statewide, top 71%, 587 students, 45% FRL) — zoned schools average 51% FRL vs 34% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 4 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.9% local appreciation)).
• Bradford County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,849 (23.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (median comp): $239,474
• List price: $199,500
• Delta: -16.69%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.13×
• Total profit: $7,200
• Equity at exit: $88,366

10-year hold

• IRR: 5.8%
• Equity multiple: 1.88×
• Total profit: $49,237
• Equity at exit: $135,152

Cash invested: $55,860 (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 18846

• Home prices YoY: 2.7%
• Active inventory: 4
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,518 medium
• Mortgage (P&I): −$1,046
• Tax est. 1.5%: −$249 /mo · $2,992/yr
• Insurance: −$83
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-246

Break-even live

Break-even rent $1,829

Max offer price $163,968

Occupancy floor —

Sensitivity live

Price	-10% $-108	-5% $-177	+0% $-246	+5% $-314	+10% $-383
Rent	-10% $-366	-5% $-306	+0% $-246	+5% $-186	+10% $-126
Rate	-1.0pp $-145	-0.5pp $-195	base $-246	+0.5pp $-297	+1.0pp $-350

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,500 Active 42 DOM
2. 2026-06-21
   days on market $199,500 Active 41 DOM
3. 2026-06-18
   days on market $199,500 Active 39 DOM
4. 2026-06-17
   days on market $199,500 Active 38 DOM
5. 2026-06-16
   days on market $199,500 Active 37 DOM
6. 2026-06-15
   days on market $199,500 Active 36 DOM
7. 2026-06-13
   days on market $199,500 Active 34 DOM
8. 2026-06-12
   days on market $199,500 Active 33 DOM
9. 2026-06-09
   days on market $199,500 Active 30 DOM
10. 2026-06-08
    days on market $199,500 Active 29 DOM
11. 2026-06-08
    days on market $199,500 Active 28 DOM
12. 2026-06-05
    days on market $199,500 Active 26 DOM
13. 2026-06-04
    days on market $199,500 Active 24 DOM
14. 2026-06-02
    days on market $199,500 Active 23 DOM
15. 2026-06-01
    days on market $199,500 Active 22 DOM
16. 2026-05-31
    days on market $199,500 Active 21 DOM
17. 2026-05-10
    listed $199,500 Active 819-char remark

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,222
• − Mortgage interest: −$11,175
• − Property taxes: −$2,992
• − Insurance: −$1,795
• − Repairs & maintenance: −$1,458
• − Management: −$1,458
• − Depreciation: −$5,804
• Taxable loss: −$6,460
• Est. tax savings @ 24.0%: +$1,550
• After-tax cash flow: $-1,396/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: Wyalusing Area SD
• NCES district ID: 4226700
• Math proficiency: 24% ▼ -10.00%
• Reading proficiency: 48% ▼ -10.00%
• Median HH income: $51,219
• Composite: 31.2/100
• National rank: #6043
• State rank: #400 of 539 in PA

Livability — Wilmot

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

Census & demographics

• Population (ZIP): 760

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 9% Hispanic / Latino 4%
• Common ancestry: Iranian 10% Romanian 5% Serbian 2%
• Foreign-born: 1% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.88%
• Current HPI: 109.4295
• 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

• 2026-05-10 Listed $199,500 NMPA