1319 Ferris Ave · Berwick, PA 18603

$120,000

3 bd · None ba · 1,104 sqft · Other public records · 43 Days on market

Built 2000 7,405 sqft lot $109/sqft · 60% above area

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 2000, this manufactured home offers approximately 1104 finished square feet, three bedrooms, one full bath and covered porch. This home sits on an approximate 7187 sqft lot. This home needs some TLC.

Key facts

• 7,405 sq ft lot
• Built 2000
• Listed 42 days

Property features AI

Finance

• Other: Zoned R-2; Lot approximately 0.17 acres (45 x 165)
• Financial info:
• HOA & community:

Exterior

• Parking: No dedicated parking
• Security:
• Utilities: Public water; Public sewer; 100 Amp electric service
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding exterior; Shingle roof; No foundation details provided; Built living area approximately 1,104
• Exterior features: Front porch; Street lights in neighborhood

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator
• Bedrooms:
• Flooring:
• Bathrooms:
• Heating & cooling: Has heating
• Interior features: Microwave; Dishwasher; Refrigerator; 8 total rooms; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 5.4% in Berwick — 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 76/100 on livability (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 86 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 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.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 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 $51k; list at $120k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 6.7

CMA / ARV

• ARV (median comp): $74,918
• List price: $120,000
• Delta: 60.17%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,268
• Equity at exit: $17,892

10-year hold

• IRR: 11.4%
• Equity multiple: 1.89×
• Total profit: $30,014
• 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 18603

• Active inventory: 86
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,493 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $340

Break-even live

Break-even rent $1,062

Max offer price $120,000

Occupancy floor 72%

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: —

Listing history 19 events

1. 2026-06-19
   days on market $120,000 Active 43 DOM
2. 2026-06-18
   days on market $120,000 Active 42 DOM
3. 2026-06-17
   days on market $120,000 Active 41 DOM
4. 2026-06-16
   days on market $120,000 Active 40 DOM
5. 2026-06-15
   days on market $120,000 Active 39 DOM
6. 2026-06-14
   days on market $120,000 Active 37 DOM
7. 2026-06-12
   days on market $120,000 Active 36 DOM
8. 2026-06-09
   days on market $120,000 Active 33 DOM
9. 2026-06-08
   days on market $120,000 Active 32 DOM
10. 2026-06-07
    days on market $120,000 Active 31 DOM
11. 2026-06-02
    days on market $120,000 Active 26 DOM
12. 2026-06-01
    days on market $120,000 Active 25 DOM
13. 2026-05-31
    days on market $120,000 Active 24 DOM
14. 2026-05-30
    days on market $120,000 Active 23 DOM
15. 2026-05-07
    listed $120,000 Active 553-char remark
16. 2025-08-04
    price $54,000
17. 2024-12-31
    soldstatus $51,000 Closed

    Show marketing remark (208 chars)

    Built in 2000, this manufactured home offers approximately 1104 finished square feet, three bedrooms, one full bath and covered porch. This home sits on an approximate 7187 sqft lot. This home needs some TLC.

18. 2024-11-27
    status Pending

    Show marketing remark (208 chars)

    Built in 2000, this manufactured home offers approximately 1104 finished square feet, three bedrooms, one full bath and covered porch. This home sits on an approximate 7187 sqft lot. This home needs some TLC.

19. 2024-10-29
    listed $50,880 Active

    Show marketing remark (208 chars)

    Built in 2000, this manufactured home offers approximately 1104 finished square feet, three bedrooms, one full bath and covered porch. This home sits on an approximate 7187 sqft lot. This home needs some TLC.

ⓘ 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,913
• − Mortgage interest: −$6,722
• − Property taxes: −$1,914
• − Insurance: −$600
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$3,491
• Taxable income: $2,320
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,529/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwick, PA
• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.40%
• Current HPI: 211.5643
• 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

+135.8% since first listed

5 events — show timeline

• 2026-05-07 Listed $120,000 CSVBR
• 2025-08-04 Price Changed $54,000 LCAR
• 2024-12-31 Sold (MLS) $51,000 BRIGHT MLS
• 2024-11-27 Pending — BRIGHT MLS
• 2024-10-29 Listed $50,880 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2026): $1,914 · +2.2% YoY. Source: county tax records.