202 Thunderbird Rd · Benton, PA 17878

$99,900

2 bd · 2.0 ba · 966 sqft · Manufactured · 19 Days on market

Built 1988 1.30 ac lot $103/sqft · 67% below area

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Why this score? — see what drove the D+ 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 +13.6/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

570-933-2176 Minutes from Benton sits this amazing lot with spectacular views for miles, watch wildlife from your porch! Desirable quiet and peaceful rural setting, bring your chickens and call this house your HOME !! Move in or build your DREAM HOME- your choice ! Call Mathlene for details today 570-933-2176 and please allow notice for showings, seller occupied and pre qualified buyers only please. Agents see private remarks. Square footage to be independently verified

Key facts

• 1.3 acre lot
• 6 parking spots
• Built 1988

Property features AI

Exterior

• Parking: Six off-street parking spaces (total 6)
• Utilities: Well water; On-site septic; Electric service
• Home design: Fee simple ownership
• Construction: Vinyl and wood siding; Estimated year built
• Exterior features: Rural setting; Blacktop road access; Above-grade other structures

Interior

• Kitchen: Dishwasher; Refrigerator; Gas range/oven
• Bedrooms: Two bedrooms on the main level; Rooms include living room, master bedroom, bedroom 2
• Bathrooms: Two full bathrooms (one is the master bath)
• Heating & cooling: 90% forced air heating; Propane (owned) heating fuel; Window air conditioning units (electric); Electric hot water
• Interior features: Two access exits; No basement; Estimated living area
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $6 ($74/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (11.0% below list).
• Recommended offer: $89k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#1,006 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, schools A; Watch: health & safety D, amenities F, commute F.
• Benton Area SD (rural): math 32% / reading 52% proficiency, ranked #329 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($691 loan paydown + $5k appreciation (5.2% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $60k; list at $100k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $88,949 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-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?
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.89% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $304,061
• List price: $99,900
• Delta: -67.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

5.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.87×
• Total profit: $24,345
• Equity at exit: $57,579

10-year hold

• IRR: 14.3%
• Equity multiple: 3.61×
• Total profit: $72,891
• Equity at exit: $100,183

Cash invested: $27,972 (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 17878

• Home prices YoY: 2.2%
• Active inventory: 4
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,572/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $6

Break-even live

Break-even rent $882

Max offer price $99,900

Occupancy floor 94%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   listed $99,900 Active 412-char remark
2. 2026-05-06
   listed $99,900 Active 475-char remark

   Show marketing remark (475 chars)

   570-933-2176 Minutes from Benton sits this amazing lot with spectacular views for miles, watch wildlife from your porch! Desirable quiet and peaceful rural setting, bring your chickens and call this house your HOME !! Move in or build your DREAM HOME- your choice ! Call Mathlene for details today 570-933-2176 and please allow notice for showings, seller occupied and pre qualified buyers only please. Agents see private remarks. Square footage to be independently verified

3. 2023-09-18
   soldstatus $60,000
4. 2017-06-09
   soldstatus $47,000
5. 2004-05-03
   soldstatus $25,000

ⓘ 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: $1,572 · $131/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$3/yr ($0/mo · 0.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,674
• − Mortgage interest: −$5,596
• − Property taxes: −$1,572
• − Insurance: −$500
• − Repairs & maintenance: −$854
• − Management: −$854
• − Depreciation: −$2,906
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $460/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: Benton Area SD
• NCES district ID: 4203390
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -18.00%
• Median HH income: $46,806
• Composite: 35.77/100
• National rank: #4844
• State rank: #329 of 539 in PA

Livability — Benton

• Score: 67/100
• State rank: #1006
• US rank: #11090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,573

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% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 5% Iranian 4%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▲ 5.16%
• Current HPI: 239.0766
• 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

+299.6% since first listed

7 events — show timeline

• 2026-05-27 Contingent — CSVBR
• 2026-05-26 Pending — BRIGHT MLS
• 2026-05-07 Listed $99,900 BRIGHT MLS
• 2026-05-06 Listed $99,900 CSVBR
• 2023-09-18 Sold (Public Records) $60,000 Public Records
• 2017-06-09 Sold (Public Records) $47,000 Public Records
• 2004-05-03 Sold (Public Records) $25,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $1,572 · +3.1% YoY. Source: county tax records.