CHAMPION 55 Oakwood Lake Village Plan · Tunkhannock, PA 18657

$119,900

3 bd · 2.0 ba · 1,088 sqft · Manufactured · 37 Days on market

Fair 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 +2.2/5.0

Listing remarks

SLIDING GLASS DOORS OUT TO A FULL COVERED PORCH FOR RELAXING LAKE VIEW! PRIMARY ENSUITE WITH WALK IN SHOWER, KITCHEN APPLIANCES, CENTRAL AIR, SHED AND DOUBLE DRIVEWAY! SPACIOUS LIVING AREA WITH NATURAL LIGHT! THIS HOUSE WON'T LAST LONG. COMING SOON FOR SPRING OF 2026

Key facts

• Kitchen appliances
• Full covered porch
• Lake view

Tags

• FULL COVERED PORCH
• LAKE VIEW
• PRIMARY ENSUITE
• WALK IN SHOWER
• KITCHEN APPLIANCES
• CENTRAL AIR

Property features AI

Finance

• Other: Living area approximately 1,088 (plan)
• Financial info: List price $119,900

Exterior

• Utilities: Natural gas; Central air
• Home design: Plan: CHAMPION 55 Oakwood Lake Village; Single-story (plan)
• Construction: New construction plan (2026 listing)
• Exterior features: Shake roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Open living area (plan-based layout)

🏗️ New construction. The $119,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $54,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% 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 $376 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.31% ✓
• Cap rate: 29.37%
• Cash-on-cash: 82.41%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $54,400
• 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 (-8%)	22mo	$50,000	$50	64

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: 83.0%
• Equity multiple: 4.86×
• Total profit: $58,821
• Equity at exit: $9,160

10-year hold

• IRR: 86.0%
• Equity multiple: 10.06×
• Total profit: $137,973
• Equity at exit: $6,525

Cash invested: $15,232 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$285
• Tax est. 1.5%: −$68 /mo · $816/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,046

Break-even live

Break-even rent $476

Max offer price $54,400

Occupancy floor 37%

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: $13,600
• Closing costs: $1,632
• 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	13d	1	0.10mi

Listing history 15 events

1. 2026-06-18
   days on market $119,900 Active 37 DOM
2. 2026-06-17
   days on market $119,900 Active 36 DOM
3. 2026-06-16
   days on market $119,900 Active 35 DOM
4. 2026-06-15
   days on market $119,900 Active 34 DOM
5. 2026-06-14
   days on market $119,900 Active 32 DOM
6. 2026-06-13
   days on market $119,900 Active 31 DOM
7. 2026-06-10
   days on market $119,900 Active 29 DOM
8. 2026-06-09
   days on market $119,900 Active 28 DOM
9. 2026-06-08
   days on market $119,900 Active 27 DOM
10. 2026-06-07
    days on market $119,900 Active 26 DOM
11. 2026-06-02
    days on market $119,900 Active 21 DOM
12. 2026-06-01
    days on market $119,900 Active 20 DOM
13. 2026-05-31
    days on market $119,900 Active 19 DOM
14. 2026-05-30
    days on market $119,900 Active 18 DOM
15. 2026-05-12
    listed $119,900 Active 267-char remark

ⓘ 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: −$3,047
• − Property taxes: −$816
• − Insurance: −$272
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$1,583
• Taxable income: $12,426
• Est. tax owed @ 24.0%: −$2,982
• After-tax cash flow: $9,570/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 · 2 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with average interior and exterior. It requires minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Rental Replace sliding glass doors — Improves functionality and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace sliding glass doors — Improves functionality and comfort ↑

ⓘ 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