7 Echo Valley Dr · Kingston, PA 18708

$42,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 240 Days on market

Built 1979 Est $50k · 15% under ↓ 34% 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
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

Key facts

• Back mountain
• Mobile home
• Built 1979

Tags

• MOBILE HOME
• BACK MOUNTAIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $43k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Recommended offer: $38k (12.0% below list) — sets the bar for market timing.
• Cap rate 26.7% vs local median 5.0% in Kingston — 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 81/100 on livability (#162 in PA, #1,345 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D, commute F.
• Dallas SD (suburban): math 47% / reading 64% proficiency, ranked #97 of 539 in PA (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $297 of loan paydown is wiped out by about $1k 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $37,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.03% ✓
• Cap rate: 26.70%
• Cash-on-cash: 72.87%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $50,232
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Cardinal Cir	0.15mi	2/1.0	700 (-4%)	19mo	$48,000	$69	70

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: 72.6%
• Equity multiple: 4.29×
• Total profit: $39,528
• Equity at exit: $6,397

10-year hold

• IRR: 76.5%
• Equity multiple: 8.85×
• Total profit: $94,325
• Equity at exit: $3,709

Cash invested: $12,012 (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 18708

• Home prices YoY: -23.7%
• Active inventory: 43
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,299 medium
• Mortgage (P&I): −$225
• Tax est. 1.5%: −$54 /mo · $644/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $729

Break-even live

Break-even rent $375

Max offer price $42,900

Occupancy floor 39%

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: $10,725
• Closing costs: $1,287
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 N Main St Shavertown, PA	1.0	1.0	700	$1,400	$2.00	13d	1	0.88mi
125 N Main St Shavertown, PA	1.0	1.0	720	$1,200	$1.67	13d	1	0.88mi

Listing history 19 events

1. 2026-06-18
   days on market $42,900 Active 240 DOM
2. 2026-06-17
   days on market $42,900 Active 239 DOM
3. 2026-06-16
   days on market $42,900 Active 238 DOM
4. 2026-06-15
   days on market $42,900 Active 237 DOM
5. 2026-06-14
   days on market $42,900 Active 235 DOM
6. 2026-06-13
   days on market $42,900 Active 234 DOM
7. 2026-06-10
   days on market $42,900 Active 232 DOM
8. 2026-06-09
   days on market $42,900 Active 231 DOM
9. 2026-06-08
   days on market $42,900 Active 230 DOM
10. 2026-06-07
    days on market $42,900 Active 229 DOM
11. 2026-06-02
    days on market $42,900 Active 224 DOM
12. 2026-06-01
    days on market $42,900 Active 223 DOM
13. 2026-05-31
    days on market $42,900 Active 222 DOM
14. 2026-05-30
    days on market $42,900 Active 221 DOM
15. 2026-05-18
    price $42,900 357-char remark

    Show marketing remark (357 chars)

    Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

16. 2026-04-09
    price $50,000 357-char remark

    Show marketing remark (357 chars)

    Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

17. 2026-01-21
    price $54,900 357-char remark

    Show marketing remark (357 chars)

    Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

18. 2025-11-14
    price $60,000 357-char remark

    Show marketing remark (357 chars)

    Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

19. 2025-10-21
    listed $65,000 Active 357-char remark

    Show marketing remark (357 chars)

    Newly renovated 2 bedroom, 1 bathroom mobile home featuring brand new kitchen cabinets, completely remodeled bathroom, new flooring throughout, new walls and ceilings with a fresh, modern interior finish located in the beautiful Back Mountain. Convenient parking in front of mobile home (see 2nd photo)Community & Lot Features: Lot rent includes water

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,584
• − Mortgage interest: −$2,403
• − Property taxes: −$644
• − Insurance: −$214
• − Repairs & maintenance: −$1,247
• − Management: −$1,247
• − Depreciation: −$1,248
• Taxable income: $8,581
• Est. tax owed @ 24.0%: −$2,060
• After-tax cash flow: $6,694/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: Dallas SD
• NCES district ID: 4207200
• Math proficiency: 47% ▼ -13.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $61,760
• Composite: 48.4/100
• National rank: #2138
• State rank: #97 of 539 in PA

Livability — Kingston

• Score: 81/100
• State rank: #162
• US rank: #1345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 31,149
• Population (ZIP): 9,063

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Romanian 21% Scotch-Irish 3% Polish 1%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -74.60%
• Current HPI: 239.7587
• 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

-34.0% since first listed

5 events — show timeline

• 2026-05-18 Price Changed $42,900 LCAR
• 2026-04-09 Price Changed $50,000 LCAR
• 2026-01-21 Price Changed $54,900 LCAR
• 2025-11-14 Price Changed $60,000 LCAR
• 2025-10-21 Listed $65,000 LCAR

Property tax history

-17.1%/yr

Latest (2026): $50 · +5.9% YoY. Source: county tax records.