93 Cessna St · South Waverly, PA 18840

$93,000

3 bd · 2.0 ba · 1,456 sqft · Manufactured · 70 Days on market

Built 1995 $64/sqft · 6% above area Est $88k · 6% over ↓ 2% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• 1% rule +8.2/10.0
• ARV discount +4.7/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 Bathroom Double Wide Manufactured Home in Airport Community 55+ Park. Home features enclssed front porch, formal living room, dining room, family room with fireplace, air conditioning, and newer sliding glass doors. Very well maintained!! Shed is included for extra storage. Rent includes water, sewer, and garbage. Park approval for new owners is required.

Key facts

• Air conditioning
• Family room
• Dining room

Tags

• ENCLOSED FRONT PORCH
• FORMAL LIVING ROOM
• DINING ROOM
• FAMILY ROOM
• FIREPLACE
• AIR CONDITIONING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $93k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#177 in PA, #1,473 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities D-, commute F.
• Athens Area SD (town): math 38% / reading 58% proficiency, ranked #227 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 66 units permitted in Bradford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bradford County population projected at -23% 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 $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,420 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 D-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: 1.32% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 6.3

CMA / ARV

• ARV (median comp): $87,573
• List price: $93,000
• Delta: 6.20%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Cole St	0.13mi	3/2.0	1,440 (-1%)	7mo	$125,000	$87	87
51 Piper St	0.15mi	3/2.0	1,396 (-4%)	22mo	$96,000	$69	68
47 Lilac Ln	0.13mi	3/2.0	1,296 (-11%)	10mo	$65,000	$50	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: 2.2%
• Equity multiple: 1.08×
• Total profit: $2,154
• Equity at exit: $13,867

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $24,199
• Equity at exit: $8,041

Cash invested: $26,040 (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 18840

• Home prices YoY: -32.9%
• Active inventory: 43
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,224 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$171 /mo · $2,050/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $270

Break-even live

Break-even rent $883

Max offer price $93,000

Occupancy floor 73%

Sensitivity live

Price	-10% $322	-5% $296	+0% $270	+5% $243	+10% $217
Rent	-10% $173	-5% $221	+0% $270	+5% $318	+10% $366
Rate	-1.0pp $316	-0.5pp $293	base $270	+0.5pp $246	+1.0pp $221

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-14
   status Pending 370-char remark

   Show marketing remark (370 chars)

   3 Bedroom 2 Bathroom Double Wide Manufactured Home in Airport Community 55+ Park. Home features enclssed front porch, formal living room, dining room, family room with fireplace, air conditioning, and newer sliding glass doors. Very well maintained!! Shed is included for extra storage. Rent includes water, sewer, and garbage. Park approval for new owners is required.

2. 2026-05-13
   price $93,000 370-char remark

   Show marketing remark (370 chars)

   3 Bedroom 2 Bathroom Double Wide Manufactured Home in Airport Community 55+ Park. Home features enclssed front porch, formal living room, dining room, family room with fireplace, air conditioning, and newer sliding glass doors. Very well maintained!! Shed is included for extra storage. Rent includes water, sewer, and garbage. Park approval for new owners is required.

3. 2026-03-03
   listed $95,000 Active 370-char remark

   Show marketing remark (370 chars)

   3 Bedroom 2 Bathroom Double Wide Manufactured Home in Airport Community 55+ Park. Home features enclssed front porch, formal living room, dining room, family room with fireplace, air conditioning, and newer sliding glass doors. Very well maintained!! Shed is included for extra storage. Rent includes water, sewer, and garbage. Park approval for new owners is required.

ⓘ 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: $2,050 · $171/mo
• Projected year-2 tax: $2,050 · $171/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,687
• − Mortgage interest: −$5,209
• − Property taxes: −$2,050
• − Insurance: −$465
• − Repairs & maintenance: −$1,175
• − Management: −$1,175
• − Depreciation: −$2,705
• Taxable income: $1,907
• Est. tax owed @ 24.0%: −$458
• After-tax cash flow: $2,778/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: Athens Area SD
• NCES district ID: 4202670
• Math proficiency: 38% ▼ -3.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $45,684
• Composite: 40.64/100
• National rank: #3683
• State rank: #227 of 539 in PA

Livability — South Waverly

• Score: 81/100
• State rank: #177
• US rank: #1473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,249

Population outlook (Bradford County) Hauer SSP2

• Today (2025): 57,236 people
• By 2030: 54,660 · -4.5%
• By 2040: 49,502 · -13.5%
• By 2050: 44,277 · -22.6%
• By 2075: 33,420 · -41.6%
• By 2100: 22,919 · -60.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 96% English-only · Other Indo-European 1% Spanish 1%

Political lean MEDSL · Bradford

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -29.5pp toward R · 2008: -18.4pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+44.9 2016: R+46.0 2012: R+24.6 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.43%
• Current HPI: 167.8622
• 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

-2.1% since first listed

3 events — show timeline

• 2026-05-14 Pending — NMPA
• 2026-05-13 Price Changed $93,000 NMPA
• 2026-03-03 Listed $95,000 NMPA

Property tax history

+1.6%/yr

Latest (2026): $2,050 · +6.1% YoY. Source: county tax records.