207 Seneca Hills Rd · Hickory, PA 16353

$89,900

3 bd · 1.0 ba · 946 sqft · Manufactured · 47 Days on market

Fair condition 0.50 ac lot $95/sqft · 7% above area Est $84k · 7% over ↓ 6% 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 +22.0/30.0
• Appreciation +7.9/10.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Schools +4.4/10.0
• ARV discount +4.3/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Set on approximately half an acre, this park model with a spacious living room addition offers a comfortable and functional retreat. The large addition creates an open gathering space, complete with a wood stove that adds warmth and character. The property is set up for extended stays or hosting, featuring a separate shed/bunkroom for additional sleeping or storage, a screened-in gazebo for relaxing bug-free evenings, and an outdoor lounge area perfect for entertaining or unwinding. Serviced by a well and holding tank, this property provides a simple, low-maintenance setup for those looking to enjoy time outdoors without the upkeep of a larger home. Whether you're looking for a weekend geta

Key facts

• Wood stove
• Outdoor lounge area
• Screened in gazebo

Tags

• SPACIOUS LIVING ROOM ADDITION
• WOOD STOVE
• SEPARATE SHED BUNKROOM
• SCREENED IN GAZEBO
• OUTDOOR LOUNGE AREA
• WELL AND HOLDING TANK

Property features AI

Finance

• Other: Lot approximately 0.5 acre
• Financial info: Annual tax amount listed (details withheld as financial data excluded)

Exterior

• Parking: No dedicated parking listed
• Utilities: Well water; Holding tank and septic tank for sewer; 100 Amp electrical service with circuit breakers
• Home design: Manufactured home; One and one half stories; Residential / Mobile Home (camp/seasonal noted)
• Construction: Vinyl siding with frame construction; Metal roof; Pillar/post/pier foundation; Built as a manufactured house
• Exterior features: Porch; Gazebo

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Forced air heating; Baseboard heating; Electric heating components; Wood heating; Has cooling
• Interior features: Wood burning stove fireplace; Storage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($967 rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,020 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment A-; Watch: schools D, amenities F, commute F.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($622 loan paydown + $5k appreciation (5.9% local appreciation)).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.08% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,886
• List price: $89,900
• Delta: 7.17%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.37×
• Total profit: $34,463
• Equity at exit: $55,893

10-year hold

• IRR: 19.9%
• Equity multiple: 4.75×
• Total profit: $94,448
• Equity at exit: $100,828

Cash invested: $25,172 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $143

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 80%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 47 DOM
2. 2026-06-17
   pricedays on market $89,900 Active 46 DOM
3. 2026-06-16
   days on market $95,900 Active 45 DOM
4. 2026-06-15
   days on market $95,900 Active 44 DOM
5. 2026-06-13
   days on market $95,900 Active 42 DOM
6. 2026-06-12
   days on market $95,900 Active 41 DOM
7. 2026-06-09
   days on market $95,900 Active 38 DOM
8. 2026-06-08
   days on market $95,900 Active 37 DOM
9. 2026-06-08
   days on market $95,900 Active 36 DOM
10. 2026-06-07
    days on market $95,900 Active 35 DOM
11. 2026-06-04
    days on market $95,900 Active 32 DOM
12. 2026-06-02
    days on market $95,900 Active 31 DOM
13. 2026-06-01
    days on market $95,900 Active 30 DOM
14. 2026-05-31
    days on market $95,900 Active 29 DOM
15. 2026-05-02
    listed $95,900 Active 803-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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,602
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$2,615
• Taxable income: $296
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $1,639/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 · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance to improve its condition and value. Overgrown vegetation, worn exterior and interior, and outdated appliances and fixtures need attention.

Repairs flagged

• Major Overgrown vegetation — Hinders property value and safety
• Major Patio repair — Uneven and worn stone patio
• Major Exterior painting — Outdated and worn paint
• Major Interior painting — Outdated and worn paint
• Major Kitchen appliances — Outdated and worn appliances
• Major Bathroom fixtures — Outdated and worn fixtures

Value-add opportunities

• Both Landscaping and overgrown vegetation removal — Improves curb appeal and safety
• Both Patio repair and resurfacing — Enhances outdoor living space and safety
• Both Exterior painting — Enhances curb appeal and property value
• Both Interior painting — Enhances interior appeal and property value
• Both Kitchen appliance replacement — Enhances functionality and property value
• Both Bathroom fixture replacement — Enhances functionality and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Overgrown vegetation · Hinders property value and safety	Major	$15,000–50,000
Patio repair · Uneven and worn stone patio	Major	$15,000–50,000
Exterior painting · Outdated and worn paint	Major	$15,000–50,000
Interior painting · Outdated and worn paint	Major	$15,000–50,000
Kitchen appliances · Outdated and worn appliances	Major	$15,000–50,000
Bathroom fixtures · Outdated and worn fixtures	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Landscaping and overgrown vegetation removal — Improves curb appeal and safety ↑
• Both Patio repair and resurfacing — Enhances outdoor living space and safety ↑
• Both Exterior painting — Enhances curb appeal and property value ↑
• Both Interior painting — Enhances interior appeal and property value ↑
• Both Kitchen appliance replacement — Enhances functionality and property value ↑
• Both Bathroom fixture replacement — Enhances functionality and property 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: Forest Area SD
• NCES district ID: 4208280
• Math proficiency: 41% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $37,002
• Composite: 43.52/100
• National rank: #6452
• State rank: #415 of 658 in PA

Livability — Hickory

• Score: 66/100
• State rank: #1020
• US rank: #11286

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,459

Population outlook (Forest County) Hauer SSP2

• Today (2025): 7,354 people
• By 2030: 7,340 · -0.2%
• By 2040: 7,255 · -1.3%
• By 2050: 6,992 · -4.9%
• By 2075: 5,878 · -20.1%
• By 2100: 4,869 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+44.5) · D 27.3% · R 71.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -13.4pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+43.6 2016: R+44.0 2012: R+21.1 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.6533
• 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

-6.3% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $89,900 AVBREALTORS
• 2026-05-02 Listed $95,900 AVBREALTORS