236 Birchwood Ct · Exeter, PA 18643

$69,900

2 bd · 2.0 ba · 624 sqft · Manufactured public records · 43 Days on market

Built 2022 Good condition $54/mo HOA · 4% of rent ↓ 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
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this like new 2 Bedroom Champion home. Home has a Open concept living room. kitchen with ''L'' shaped counters. Black Appliances. All Remain Master Bedroom suite is at rear of the home with walk in closet and master bathroom. Additional Bedroom and Bathroom is at the other end of the home. Exterior had off street parking for 2 cars, Shed amd oversized deck. In Birchwood Estates

Key facts

• 2 parking spots
• Built 2022
• Listed 43 days

Property features AI

Finance

• Other: Directions: From Wyoming Ave use 1946 as address. Enter Birchwood Estate; once over railroad tracks, make a left onto Newport then right onto Second. Home on left.
• Financial info: Land is leased with a land lease of $650/month; Annual tax amount $811.06
• HOA & community: Has homeowners association; Annual association fee $650 (about $54.17/month); Association amenities include dog park and basketball court; Association fee includes sewer, water, trash, and grounds maintenance

Exterior

• Parking: 2 open parking spaces (2 total parking spaces)
• Home design: Manufactured home (Single Wide); Champion The Ruby model; One story; Property is attached
• Construction: Vinyl skirting; Approximately 800 square feet
• Exterior features: Located in Birchwood Estates (park name); Zoned MHP

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $530 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% vs local median 4.1% in Exeter — 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 (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Wyoming Area SD (suburban): math 24% / reading 51% proficiency, ranked #381 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $67,803 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.4

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: 27.6%
• Equity multiple: 2.15×
• Total profit: $22,502
• Equity at exit: $10,422

10-year hold

• IRR: 35.2%
• Equity multiple: 4.23×
• Total profit: $63,270
• Equity at exit: $6,044

Cash invested: $19,572 (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 18643

• Home prices YoY: -22.8%
• Active inventory: 59
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$29
• HOA: −$54
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $530

Break-even live

Break-even rent $656

Max offer price $69,900

Occupancy floor 55%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Wyoming Ave Wyoming, PA	2.0	1.0	700	$1,300	$1.86	21d	1	0.48mi
208 Wyoming Ave Wyoming, PA	1.0	1.0	600	$1,400	$2.33	13d	1	0.53mi
242 Philadelphia Ave West Pittston, PA	1.0	1.0	675	$1,200	$1.78	21d	1	1.48mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 20 events

1. 2026-06-18
   days on market $69,900 Active 43 DOM
2. 2026-06-17
   days on market $69,900 Active 42 DOM
3. 2026-06-16
   days on market $69,900 Active 41 DOM
4. 2026-06-15
   days on market $69,900 Active 40 DOM
5. 2026-06-14
   days on market $69,900 Active 38 DOM
6. 2026-06-13
   days on market $69,900 Active 37 DOM
7. 2026-06-10
   days on market $69,900 Active 35 DOM
8. 2026-06-09
   days on market $69,900 Active 34 DOM
9. 2026-06-08
   days on market $69,900 Active 33 DOM
10. 2026-06-07
    days on market $69,900 Active 32 DOM
11. 2026-06-05
    days on market $69,900 Active 29 DOM
12. 2026-06-03
    days on market $69,900 Active 28 DOM
13. 2026-06-02
    days on market $69,900 Active 27 DOM
14. 2026-06-01
    days on market $69,900 Active 26 DOM
15. 2026-05-31
    days on market $69,900 Active 25 DOM
16. 2026-05-30
    days on market $69,900 Active 24 DOM
17. 2026-05-20
    price $69,900 396-char remark

    Show marketing remark (396 chars)

    Move right into this like new 2 Bedroom Champion home. Home has a Open concept living room. kitchen with ''L'' shaped counters. Black Appliances. All Remain Master Bedroom suite is at rear of the home with walk in closet and master bathroom. Additional Bedroom and Bathroom is at the other end of the home. Exterior had off street parking for 2 cars, Shed amd oversized deck. In Birchwood Estates

18. 2026-05-20
    price $69,900

    Show marketing remark (396 chars)

    Move right into this like new 2 Bedroom Champion home. Home has a Open concept living room. kitchen with ''L'' shaped counters. Black Appliances. All Remain Master Bedroom suite is at rear of the home with walk in closet and master bathroom. Additional Bedroom and Bathroom is at the other end of the home. Exterior had off street parking for 2 cars, Shed amd oversized deck. In Birchwood Estates

19. 2026-05-06
    listed $75,000 Active 396-char remark

    Show marketing remark (396 chars)

    Move right into this like new 2 Bedroom Champion home. Home has a Open concept living room. kitchen with ''L'' shaped counters. Black Appliances. All Remain Master Bedroom suite is at rear of the home with walk in closet and master bathroom. Additional Bedroom and Bathroom is at the other end of the home. Exterior had off street parking for 2 cars, Shed amd oversized deck. In Birchwood Estates

20. 2026-05-06
    listed $75,000 Active

    Show marketing remark (396 chars)

    Move right into this like new 2 Bedroom Champion home. Home has a Open concept living room. kitchen with ''L'' shaped counters. Black Appliances. All Remain Master Bedroom suite is at rear of the home with walk in closet and master bathroom. Additional Bedroom and Bathroom is at the other end of the home. Exterior had off street parking for 2 cars, Shed amd oversized deck. In Birchwood Estates

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $964 · $80/mo
• Expected delta: +$141/yr (+$12/mo · 17.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 17 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: $15,931
• − Mortgage interest: −$3,915
• − Property taxes: −$823
• − Insurance: −$350
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − HOA: −$648
• − Depreciation: −$2,033
• Taxable income: $5,612
• Est. tax owed @ 24.0%: −$1,347
• After-tax cash flow: $5,019/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

Good 80/100 Cosmetic rehab

This mobile home is in good condition with cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Resale Replace kitchen faucet — Modernizes kitchen and improves functionality
• Both Upgrade light fixtures — Improves aesthetics and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Resale Replace kitchen faucet — Modernizes kitchen and improves functionality ↑
• Both Upgrade light fixtures — Improves aesthetics and energy efficiency ↑

ⓘ 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: Wyoming Area SD
• NCES district ID: 4226730
• Math proficiency: 24% ▼ -23.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $48,856
• Composite: 32.21/100
• National rank: #5776
• State rank: #381 of 539 in PA

Livability — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, PA
• Population (ZIP): 12,683

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Romanian 20% Scotch-Irish 5% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 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: ▼ -76.48%
• Current HPI: 259.5339
• 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

-6.8% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $69,900 LCAR
• 2026-05-20 Price Changed $69,900 PMAR
• 2026-05-06 Listed $75,000 PMAR
• 2026-05-06 Listed $75,000 LCAR

Property tax history

+4.3%/yr

Latest (2026): $823 · +4.0% YoY. Source: county tax records.