369 West Dr · Inkerman, PA 18640

$120,000

4 bd · 2.0 ba · 1,428 sqft · Manufactured · 324 Days on market

Fair condition $84/sqft · 48% below area Est $233k · 48% under

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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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4 bedroom 2 bath double wide in Heather Highlands Park with extra large yard. Open living room, modern kitchen and baths Rear deck offers a serene setting with lots of privacy.

Key facts

• Extra large yard
• Modern kitchen
• Rear deck

Tags

• EXTRA LARGE YARD
• MODERN KITCHEN
• REAR DECK
• LOTS OF PRIVACY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#982 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A-; Watch: schools F, amenities F, commute F.
• Pittston Area SD (suburban): math 30% / reading 40% proficiency, ranked #418 of 539 in PA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 103 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 $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 324 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 6y 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 $63k; list at $120k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 324 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.48%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $233,000
• List price: $120,000
• Delta: -48.50%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 Upper West Dr	0.15mi	3/1.5 (-1)	1,380 (-3%)	15mo	$50,000	$36	68

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: 10.2%
• Equity multiple: 1.40×
• Total profit: $13,529
• Equity at exit: $17,892

10-year hold

• IRR: 19.3%
• Equity multiple: 2.62×
• Total profit: $54,312
• Equity at exit: $10,375

Cash invested: $33,600 (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 18640

• Home prices YoY: -34.9%
• Active inventory: 103
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,705 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $517

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 65%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 E Saylor Ave Wilkes Barre, PA	3.0	1.0	1300	$1,550	$1.19	44d	1	1.11mi
111 W Pettebone St Wyoming, PA	3.0	1.0	1246	$1,900	$1.52	13d	1	1.34mi

Listing history 12 events

1. 2026-05-08
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Spacious 4 bedroom 2 bath double wide in Heather Highlands Park with extra large yard. Open living room, modern kitchen and baths Rear deck offers a serene setting with lots of privacy.

2. 2026-02-06
   status Active 185-char remark

   Show marketing remark (185 chars)

   Spacious 4 bedroom 2 bath double wide in Heather Highlands Park with extra large yard. Open living room, modern kitchen and baths Rear deck offers a serene setting with lots of privacy.

3. 2026-01-15
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Spacious 4 bedroom 2 bath double wide in Heather Highlands Park with extra large yard. Open living room, modern kitchen and baths Rear deck offers a serene setting with lots of privacy.

4. 2025-05-27
   listed $120,000 Active 185-char remark

   Show marketing remark (185 chars)

   Spacious 4 bedroom 2 bath double wide in Heather Highlands Park with extra large yard. Open living room, modern kitchen and baths Rear deck offers a serene setting with lots of privacy.

5. 2022-10-28
   soldstatus $63,000 Closed 384-char remark

   Show marketing remark (384 chars)

   This double wide trailer has many bonus features including: a spacious open floor plan in the living room and kitchen, large master bedroom with a large master bath including a large soaking tub, newly remodeled full bath, large lot with a very private and beautifully landscaped back yard, central air conditioning. Recent upgrades and repairs are listed in the SD. Lot fee-$525/mo.

6. 2022-09-22
   status Pending 384-char remark

   Show marketing remark (384 chars)

   This double wide trailer has many bonus features including: a spacious open floor plan in the living room and kitchen, large master bedroom with a large master bath including a large soaking tub, newly remodeled full bath, large lot with a very private and beautifully landscaped back yard, central air conditioning. Recent upgrades and repairs are listed in the SD. Lot fee-$525/mo.

7. 2022-09-22
   historical 384-char remark

   Show marketing remark (384 chars)

   This double wide trailer has many bonus features including: a spacious open floor plan in the living room and kitchen, large master bedroom with a large master bath including a large soaking tub, newly remodeled full bath, large lot with a very private and beautifully landscaped back yard, central air conditioning. Recent upgrades and repairs are listed in the SD. Lot fee-$525/mo.

8. 2022-07-20
   listed $64,900 Active 384-char remark

   Show marketing remark (384 chars)

   This double wide trailer has many bonus features including: a spacious open floor plan in the living room and kitchen, large master bedroom with a large master bath including a large soaking tub, newly remodeled full bath, large lot with a very private and beautifully landscaped back yard, central air conditioning. Recent upgrades and repairs are listed in the SD. Lot fee-$525/mo.

9. 2022-04-28
   soldstatus $43,500
10. 2022-03-08
    listed $50,000
11. 2020-07-09
    listed $47,500
12. 2020-01-31
    listed $47,500

ⓘ 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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,455
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$3,491
• Taxable income: $4,569
• Est. tax owed @ 24.0%: −$1,097
• After-tax cash flow: $5,111/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 · 12 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, and exterior siding.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — outdated and in poor condition
• Moderate exterior siding — moderate wear

Value-add opportunities

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics
• Both replace carpet in living room — new carpet would improve the home's appearance and comfort level

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
exterior siding · moderate wear	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both update kitchen cabinets and fixtures — modernizing the kitchen would improve both resale and rental value ↑
• Both paint interior walls — fresh paint would improve the home's curb appeal and interior aesthetics ↑
• Both replace carpet in living room — new carpet would improve the home's appearance and comfort level ↑

ⓘ 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: Pittston Area SD
• NCES district ID: 4219200
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $45,316
• Composite: 29.86/100
• National rank: #6409
• State rank: #418 of 539 in PA

Livability — Inkerman

• Score: 67/100
• State rank: #982
• US rank: #10790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Inkerman, PA
• Population (ZIP): 16,418

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Black 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 1% Chinese 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: ▼ -102.89%
• Current HPI: 191.973
• 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

+152.6% since first listed

12 events — show timeline

• 2026-05-08 Pending — LCAR
• 2026-02-06 Relisted — LCAR
• 2026-01-15 Pending — LCAR
• 2025-05-27 Listed $120,000 LCAR
• 2022-10-28 Sold (MLS) $63,000 LCAR
• 2022-09-22 Pending — LCAR
• 2022-09-22 Delisted — LCAR
• 2022-07-20 Listed $64,900 LCAR
• 2022-04-28 Sold (MLS) $43,500 LCAR
• 2022-03-08 Listed $50,000 LCAR
• 2020-07-09 Listed $47,500 LCAR
• 2020-01-31 Listed $47,500 LCAR