49 Pine Hill Dr · Jackson, PA 16936

$126,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 5 Days on market

Built 1985 3.49 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't Judge a Book by Its Cover! Escape to your own private retreat with this affordable manufactured home nestled on 3.49 acres of peaceful rural land. This property offers the perfect opportunity for an investor, DIY enthusiast, or buyer looking for privacy and potential. The interior has already been transformed with fresh paint, brand new flooring throughout, new drywall, updated fixtures, a new kitchen faucet, and numerous improvements that create a clean, refreshed living space. Major updates are complete, including a new electrical panel and breakers, updated well system with a new well cap, pressure tank, and outdoor hose bibb. The exterior siding still needs to be finished, giving the next owner the opportunity to choose their own style and make it truly their own. Whether you're looking for a move-in ready home, investment opportunity, or a property to continue improving over time, this one offers incredible value. Seller must find suitable housing.

Key facts

• 3.49 acres
• New drywall
• Fresh paint

Tags

• 3.49 ACRES
• FRESH PAINT
• NEW FLOORING
• NEW DRYWALL
• UPDATED FIXTURES
• NEW KITCHEN FAUCET

Property features AI

Finance

• Other: Irregular, wooded 3.49-acre lot (private road/right of way access); Lot dimensions ~243 x 795

Exterior

• Parking: No garage
• Utilities: Well water; Sewer connected
• Home design: Single-wide mobile home; Single-story; Existing (pre-owned) condition
• Construction: Aluminum siding; Wood siding; Shingle roof; Pillar/post/pier foundation; Built previously (existing)
• Exterior features: Dirt driveway; Shed(s)/storage

Interior

• Kitchen: Gas range; Gas oven; Refrigerator; Eat-in kitchen
• Bedrooms: 2 main-level bedrooms
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Gas heating; Forced air; Radiant heat
• Interior features: Eat-in kitchen; Main level primary suite
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $126k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $126k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($871 loan paydown + $3k appreciation (2.6% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $30k; list at $126k implies a 327% gain — meaningful room to come down on a strong offer.

Recommended offer $126,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.51% ✓
• Cap rate: 12.30%
• Cash-on-cash: 21.44%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.49×
• Total profit: $52,445
• Equity at exit: $53,555

10-year hold

• IRR: 27.9%
• Equity multiple: 4.80×
• Total profit: $134,175
• Equity at exit: $80,202

Cash invested: $35,280 (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 16936

• Home prices YoY: 1.1%
• Active inventory: 8
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$661
• Tax est. 1.5%: −$158 /mo · $1,890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $630

Break-even live

Break-even rent $1,102

Max offer price $126,000

Occupancy floor 62%

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: $31,500
• Closing costs: $3,780
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $126,000 Active 5 DOM
2. 2026-06-17
   days on market $126,000 Active 4 DOM
3. 2026-06-16
   days on market $126,000 Active 3 DOM
4. 2026-06-15
   days on market $126,000 Active 2 DOM
5. 2026-06-13
   remarks 693-char remark

   Show marketing remark (973 chars)

   Don't Judge a Book by Its Cover! Escape to your own private retreat with this affordable manufactured home nestled on 3.49 acres of peaceful rural land. This property offers the perfect opportunity for an investor, DIY enthusiast, or buyer looking for privacy and potential. The interior has already been transformed with fresh paint, brand new flooring throughout, new drywall, updated fixtures, a new kitchen faucet, and numerous improvements that create a clean, refreshed living space. Major updates are complete, including a new electrical panel and breakers, updated well system with a new well cap, pressure tank, and outdoor hose bibb. The exterior siding still needs to be finished, giving the next owner the opportunity to choose their own style and make it truly their own. Whether you're looking for a move-in ready home, investment opportunity, or a property to continue improving over time, this one offers incredible value. Seller must find suitable housing.

6. 2026-06-13
   listed $126,000 Active 1 DOM

   Show marketing remark (973 chars)

   Don't Judge a Book by Its Cover! Escape to your own private retreat with this affordable manufactured home nestled on 3.49 acres of peaceful rural land. This property offers the perfect opportunity for an investor, DIY enthusiast, or buyer looking for privacy and potential. The interior has already been transformed with fresh paint, brand new flooring throughout, new drywall, updated fixtures, a new kitchen faucet, and numerous improvements that create a clean, refreshed living space. Major updates are complete, including a new electrical panel and breakers, updated well system with a new well cap, pressure tank, and outdoor hose bibb. The exterior siding still needs to be finished, giving the next owner the opportunity to choose their own style and make it truly their own. Whether you're looking for a move-in ready home, investment opportunity, or a property to continue improving over time, this one offers incredible value. Seller must find suitable housing.

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $22,803
• − Mortgage interest: −$7,058
• − Property taxes: −$1,890
• − Insurance: −$630
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$3,665
• Taxable income: $5,911
• Est. tax owed @ 24.0%: −$1,419
• After-tax cash flow: $6,146/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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Jackson

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

Census & demographics

• Census place: Millerton, PA
• Population (ZIP): 2,072

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Romanian 3% Iranian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 236.2636
• 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

+26.6% since first listed

14 events — show timeline

• 2026-06-13 Listed $126,000 UNYREIS
• 2026-06-13 Listed $126,000 NMPA
• 2025-12-08 Sold (MLS) $29,500 NMPA
• 2025-11-09 Pending — NMPA
• 2025-09-12 Price Changed $29,500 NMPA
• 2025-08-28 Listed $32,000 NMPA
• 2025-07-30 Sold (MLS) $89,900 NMPA
• 2025-06-28 Contingent — NMPA
• 2025-05-08 Price Changed $172,200 NMPA
• 2025-05-08 Price Changed $94,900 NMPA
• 2024-11-05 Listed $99,500 NMPA
• 2024-11-05 Listed $34,000 NMPA
• 2024-11-04 Listed $175,200 NMPA
• 2024-09-08 Listed $99,500 NMPA

Property tax history

-0.5%/yr

Latest (2025): $184 · -45.8% YoY. Source: county tax records.