CHAMPION Oakwood Lake Village Plan · Tunkhannock, PA 18657

$79,000

3 bd · 2.0 ba · 1,152 sqft · Manufactured · 452 Days on market

Poor condition

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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 +3.9/5.0
• Appreciation +3.7/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

BEAUTIFUL MOUNTAIN VIEWS FROM THIS 3 BEDROOM 2 FULL BATH HOME WITH SPRAWLING LIVINGROOM AND KITCHEN, A LARGE PRIMARY SUITE, WALK IN CLOSET AND PRIVATE FULL BATH, ADDITIONAL COAT AND STORAGE CLOSET. . NEW PAINT, CARPETING AND APPLIANCES! 8X10 SHED INCLUDED. GET YOUR APPLICATION IN TODAY!

Key facts

• Walk in closet
• Private full bath
• Large primary suite

Tags

• MOUNTAIN VIEWS
• LARGE PRIMARY SUITE
• WALK IN CLOSET
• PRIVATE FULL BATH
• COAT AND STORAGE CLOSET
• 8X10 SHED

🏗️ New construction. The $79,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $57,600.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $79k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.6% vs local median 5.1% in Tunkhannock — 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 77/100 on livability (#371 in PA, #3,219 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: employment D+, amenities F, commute F.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $398 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Wyoming County population projected at -23% 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 $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 452 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 452 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 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?
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: 3.12% ✓
• Cap rate: 27.62%
• Cash-on-cash: 76.19%
• DSCR: 4.39
• GRM: 2.7

CMA / ARV

• ARV (on-the-fly): $57,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
388 Gruver Ln	0.10mi	3/2.0	1,005 (-13%)	22mo	$50,000	$50	56

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.5%
• Equity multiple: 4.53×
• Total profit: $56,952
• Equity at exit: $9,699

10-year hold

• IRR: 79.8%
• Equity multiple: 9.34×
• Total profit: $134,582
• Equity at exit: $6,908

Cash invested: $16,128 (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 18657

• Home prices YoY: -1.0%
• Active inventory: 58
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$302
• Tax est. 1.5%: −$72 /mo · $864/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,024

Break-even live

Break-even rent $504

Max offer price $57,600

Occupancy floor 38%

Sensitivity live

Price	-10% $1,064	-5% $1,044	+0% $1,024	+5% $1,004	+10% $984
Rent	-10% $882	-5% $953	+0% $1,024	+5% $1,095	+10% $1,166
Rate	-1.0pp $1,053	-0.5pp $1,039	base $1,024	+0.5pp $1,009	+1.0pp $994

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: $14,400
• Closing costs: $1,728
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 Gruver Ln Tunkhannock, PA	3.0	2.0	1320	$1,800	$1.36	14d	1	0.10mi

Listing history 15 events

1. 2026-06-18
   days on market $79,000 Active 452 DOM
2. 2026-06-17
   days on market $79,000 Active 451 DOM
3. 2026-06-16
   days on market $79,000 Active 450 DOM
4. 2026-06-15
   days on market $79,000 Active 449 DOM
5. 2026-06-14
   days on market $79,000 Active 447 DOM
6. 2026-06-13
   days on market $79,000 Active 446 DOM
7. 2026-06-10
   days on market $79,000 Active 444 DOM
8. 2026-06-09
   days on market $79,000 Active 443 DOM
9. 2026-06-08
   days on market $79,000 Active 442 DOM
10. 2026-06-07
    days on market $79,000 Active 441 DOM
11. 2026-06-02
    days on market $79,000 Active 436 DOM
12. 2026-06-01
    days on market $79,000 Active 435 DOM
13. 2026-05-31
    days on market $79,000 Active 434 DOM
14. 2026-05-30
    days on market $79,000 Active 433 DOM
15. 2025-03-24
    listed $79,000 Active 287-char remark

    Show marketing remark (287 chars)

    BEAUTIFUL MOUNTAIN VIEWS FROM THIS 3 BEDROOM 2 FULL BATH HOME WITH SPRAWLING LIVINGROOM AND KITCHEN, A LARGE PRIMARY SUITE, WALK IN CLOSET AND PRIVATE FULL BATH, ADDITIONAL COAT AND STORAGE CLOSET. . NEW PAINT, CARPETING AND APPLIANCES! 8X10 SHED INCLUDED. GET YOUR APPLICATION IN TODAY!

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $21,600
• − Mortgage interest: −$3,226
• − Property taxes: −$864
• − Insurance: −$288
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,676
• Taxable income: $12,090
• Est. tax owed @ 24.0%: −$2,902
• After-tax cash flow: $9,386/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 · 1 photo

Poor 20/100 Extensive rehab

This manufactured home requires extensive repairs and updates across all systems and areas, significantly impacting its value. Immediate action is needed to address the poor condition and improve its resale and rental potential.

Repairs flagged

• Major Kitchen appliances — No appliances visible
• Major Bathroom fixtures — No fixtures visible
• Major Roof — No roof visible
• Major Exterior siding — No siding visible
• Major Flooring — No flooring visible
• Major Interior walls/paint — No walls/paint visible
• Major Windows — No windows visible
• Major Foundation/structure — No foundation/structure visible
• Major HVAC/mechanicals — No HVAC/mechanicals visible
• Major Landscaping/curb appeal — No landscaping/curb appeal visible

Value-add opportunities

• Resale New kitchen appliances — Modern appliances enhance appeal
• Resale New bathroom fixtures — Up-to-date fixtures improve functionality
• Resale New roof — A new roof ensures long-term durability
• Resale New exterior siding — Fresh siding improves curb appeal
• Resale New flooring — Modern flooring enhances comfort
• Resale New interior walls/paint — Fresh paint refreshes the interior
• Resale New windows — New windows improve energy efficiency
• Resale New HVAC/mechanicals — Modern HVAC ensures comfort
• Resale Landscaping — Landscaping enhances curb appeal
• Rental Landscaping — Landscaping improves curb appeal for renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · No appliances visible	Major	$15,000–50,000
Bathroom fixtures · No fixtures visible	Major	$15,000–50,000
Roof · No roof visible	Major	$15,000–50,000
Exterior siding · No siding visible	Major	$15,000–50,000
Flooring · No flooring visible	Major	$15,000–50,000
Interior walls/paint · No walls/paint visible	Major	$15,000–50,000
Windows · No windows visible	Major	$15,000–50,000
Foundation/structure · No foundation/structure visible	Major	$15,000–50,000
HVAC/mechanicals · No HVAC/mechanicals visible	Major	$15,000–50,000
Landscaping/curb appeal · No landscaping/curb appeal visible	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances enhance appeal ↑
• Resale New bathroom fixtures — Up-to-date fixtures improve functionality ↑
• Resale New roof — A new roof ensures long-term durability ↑
• Resale New exterior siding — Fresh siding improves curb appeal ↑
• Resale New flooring — Modern flooring enhances comfort ↑
• Resale New interior walls/paint — Fresh paint refreshes the interior ↑
• Resale New windows — New windows improve energy efficiency ↑
• Resale New HVAC/mechanicals — Modern HVAC ensures comfort ↑
• Resale Landscaping — Landscaping enhances curb appeal ↑
• Rental Landscaping — Landscaping improves curb appeal for renters ↑

ⓘ 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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Tunkhannock

• Score: 77/100
• State rank: #371
• US rank: #3219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,043

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Lithuanian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.57%
• Current HPI: 250.1268
• 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

1 event — show timeline

• 2025-03-24 Listed $79,000 Zillow