118 Misty Ln · Beech Mountain Lakes, PA 18222

$129,900

2 bd · 2.0 ba · 1,011 sqft · Manufactured · 276 Days on market

Built 2025 Good condition $128/sqft · 9% above area Est $119k · 9% over $500/mo HOA · 28% of rent

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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 +14.6/30.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• DSCR +4.5/10.0
• Condition / age +4.0/5.0
• ARV discount +3.6/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Beautiful, brand new 2 bedroom, 2 bath home fully set up in an established park. Close to I80 & I81. Minutes to Mountain Top and Hazleton. Gas heat and central ac, stainless steel appliances. 2 nice size bedrooms. Master bedroom with en-suite bath. Bright open layout, crown molding, recessed lighting. Laundry hook-ups in home. First 7 months of lot rent is free!

Key facts

• Built 2025
• Listed 275 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $31 ($371/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.7% in Beech Mountain Lakes — 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 71/100 on livability (#698 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 276 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 276 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 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?
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: 1.39% ✓
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 6.0

CMA / ARV

• ARV (median comp): $119,450
• List price: $129,900
• Delta: 8.75%
• 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
124 Misty Ln	0.00mi	2/2.0	1,001 (-1%)	0mo	$108,900	$109	98
113 Misty Ln	0.00mi	2/2.0	1,011 (0%)	4mo	$130,000	$129	97
123 Misty Ln	0.02mi	2/2.0	1,001 (-1%)	24mo	$100,000	$100	77

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $73,053
• Equity at exit: $117,024

10-year hold

• IRR: 22.2%
• Equity multiple: 6.89×
• Total profit: $214,245
• Equity at exit: $252,367

Cash invested: $36,372 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$500
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $31

Break-even live

Break-even rent $1,769

Max offer price $129,900

Occupancy floor 93%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
227 Sand Springs Dr Drums, PA	2.0	2.0	1052	$1,805	$1.72	20d	1	0.09mi
11 Lazy Ln Drums, PA	2.0	2.0	1063	$1,815	$1.71	13d	1	0.19mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: gas

Listing history 15 events

1. 2026-06-19
   days on market $129,900 Active 276 DOM
2. 2026-06-18
   days on market $129,900 Active 275 DOM
3. 2026-06-17
   days on market $129,900 Active 274 DOM
4. 2026-06-16
   days on market $129,900 Active 273 DOM
5. 2026-06-15
   days on market $129,900 Active 272 DOM
6. 2026-06-14
   days on market $129,900 Active 270 DOM
7. 2026-06-12
   days on market $129,900 Active 269 DOM
8. 2026-06-09
   days on market $129,900 Active 266 DOM
9. 2026-06-08
   days on market $129,900 Active 265 DOM
10. 2026-06-07
    days on market $129,900 Active 264 DOM
11. 2026-06-02
    days on market $129,900 Active 259 DOM
12. 2026-06-01
    days on market $129,900 Active 258 DOM
13. 2026-05-31
    days on market $129,900 Active 257 DOM
14. 2026-05-30
    days on market $129,900 Active 256 DOM
15. 2025-09-16
    listed $129,900 Active 370-char remark

    Show marketing remark (370 chars)

    Beautiful, brand new 2 bedroom, 2 bath home fully set up in an established park. Close to I80 & I81. Minutes to Mountain Top and Hazleton. Gas heat and central ac, stainless steel appliances. 2 nice size bedrooms. Master bedroom with en-suite bath. Bright open layout, crown molding, recessed lighting. Laundry hook-ups in home. First 7 months of lot rent is free!

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,701
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − HOA: −$6,000
• − Depreciation: −$3,779
• Taxable loss: −$1,424
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $713/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 excellent condition with modern updates and a good location. It's move-in ready and has the potential for further value increases with minor improvements.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both paint exterior — improves curb appeal and adds value
• Both replace window seals — improves energy efficiency and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both paint exterior — improves curb appeal and adds value ↑
• Both replace window seals — improves energy efficiency and adds value ↑

ⓘ 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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Beech Mountain Lakes

• Score: 71/100
• State rank: #698
• US rank: #6837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,946

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 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: ▲ 28.01%
• Current HPI: 302.4923
• 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

• 2025-09-16 Listed $129,900 LCAR