1215 Four Seasons Ct · Hazleton, PA 18201

$42,000

3 bd · 1.0 ba · 938 sqft · Manufactured public records · 93 Days on market

Built 1987 ↓ 7% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Manufactured home located on a rented lot offering 3 bedrooms, 1 bathroom, and convenient one-floor living. Home is in overall good condition with some cosmetic updates and TLC that could add value. Great opportunity for affordable homeownership or investment. Lot rent, park rules, and buyer approval requirements to be verified by buyer and buyer's agent. Cash or park-approved financing may be req

Key facts

• Listed 92 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $42k.

Deal economics

• At list price, monthly cash flow is $970 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $38k (9.0% below list) — sets the bar for market timing.
• Cap rate 34.0% vs local median 4.5% in Hazleton — 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 67/100 on livability (#930 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 118 active listings in the ZIP; 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 $290 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 93 days — a 9% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Recommended offer $38,220 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.68% ✓
• Cap rate: 34.00%
• Cash-on-cash: 98.96%
• DSCR: 5.40
• GRM: 2.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 100.0%
• Equity multiple: 5.67×
• Total profit: $54,963
• Equity at exit: $6,262

10-year hold

• IRR: —
• Equity multiple: 11.83×
• Total profit: $127,394
• Equity at exit: $3,631

Cash invested: $11,760 (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 18201

• Home prices YoY: -14.9%
• Active inventory: 118
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,545 medium
• Mortgage (P&I): −$220
• Tax from tax record: −$13 /mo · $151/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $970

Break-even live

Break-even rent $317

Max offer price $42,000

Occupancy floor 32%

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: $10,500
• Closing costs: $1,260
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $42,000 Active 93 DOM
2. 2026-06-18
   days on market $42,000 Active 92 DOM
3. 2026-06-17
   days on market $42,000 Active 91 DOM
4. 2026-06-16
   days on market $42,000 Active 90 DOM
5. 2026-06-15
   days on market $42,000 Active 89 DOM
6. 2026-06-14
   days on market $42,000 Active 87 DOM
7. 2026-06-12
   days on market $42,000 Active 86 DOM
8. 2026-06-09
   days on market $42,000 Active 83 DOM
9. 2026-06-08
   days on market $42,000 Active 82 DOM
10. 2026-06-07
    days on market $42,000 Active 81 DOM
11. 2026-06-02
    days on market $42,000 Active 76 DOM
12. 2026-06-01
    days on market $42,000 Active 75 DOM
13. 2026-05-31
    days on market $42,000 Active 74 DOM
14. 2026-05-30
    days on market $42,000 Active 73 DOM
15. 2026-05-02
    price $42,000 400-char remark

    Show marketing remark (400 chars)

    Manufactured home located on a rented lot offering 3 bedrooms, 1 bathroom, and convenient one-floor living. Home is in overall good condition with some cosmetic updates and TLC that could add value. Great opportunity for affordable homeownership or investment. Lot rent, park rules, and buyer approval requirements to be verified by buyer and buyer's agent. Cash or park-approved financing may be req

16. 2026-03-13
    listed $45,000 Active 400-char remark

    Show marketing remark (400 chars)

    Manufactured home located on a rented lot offering 3 bedrooms, 1 bathroom, and convenient one-floor living. Home is in overall good condition with some cosmetic updates and TLC that could add value. Great opportunity for affordable homeownership or investment. Lot rent, park rules, and buyer approval requirements to be verified by buyer and buyer's agent. Cash or park-approved financing may be req

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $151 · $13/mo
• Projected year-2 tax: $407 · $34/mo
• Expected delta: +$256/yr (+$21/mo · 169.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 6 d/yr ≥91°F today · 12 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $18,534
• − Mortgage interest: −$2,353
• − Property taxes: −$151
• − Insurance: −$210
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$1,222
• Taxable income: $11,633
• Est. tax owed @ 24.0%: −$2,792
• After-tax cash flow: $8,846/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Hazleton

• Score: 67/100
• State rank: #930
• US rank: #10115

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,755
• Population (ZIP): 31,428

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: Majority Hispanic (60%)
• Race & ethnicity: Hispanic / Latino 60% White 36% Two or more races 18% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 6% Dominican 41%
• Common ancestry: Romanian 5% Iranian 1% Russian 1%
• Foreign-born: 36% · Canada, Jamaica
• Languages at home: 43% English-only · Spanish 54% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -62.00%
• Current HPI: 354.7443
• 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

-6.7% since first listed

2 events — show timeline

• 2026-05-02 Price Changed $42,000 LCAR
• 2026-03-13 Listed $45,000 LCAR

Property tax history

+2.7%/yr

Latest (2026): $151 · +4.6% YoY. Source: county tax records.