18254 State Route 3023 · Dimock, PA 18446

$135,000

7 bd · 2.5 ba · 1,680 sqft · Manufactured · 85 Days on market

Built 2000 Poor condition 1.62 ac lot

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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 +18.5/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This 1.62-acre property is a great opportunity for those looking for land with potential. The lot includes two older trailers, both in need of repair. The larger trailer has 2 units and is undergoing construction. The smaller trailer is currently occupied with tenants paying $800/ month, no lease. Located in a quiet, rural area, this lot is perfect for someone looking for a project or to start fresh on a large piece of land with plenty of possibilities. Ideal for investors or those seeking affordable land for future development.

Key facts

• Large piece of land
• 1.62 acre property
• Quiet rural area

Tags

• 1.62 ACRE PROPERTY
• QUIET RURAL AREA
• LARGE PIECE OF LAND

What this means for you Summary

Snapshot

• This is a 7-bed/2.5-bath manufactured listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $134k (0.5% below list).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Elk Lake SD (rural): math 30% / reading 51% proficiency, ranked #345 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 18 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($933 loan paydown + $6k appreciation (4.4% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago 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.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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: 0.99% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.92×
• Total profit: $34,851
• Equity at exit: $71,790

10-year hold

• IRR: 15.8%
• Equity multiple: 3.66×
• Total profit: $100,616
• Equity at exit: $120,167

Cash invested: $37,800 (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 18446

• Home prices YoY: 3.0%
• Active inventory: 18
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $128

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 85%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 85 DOM
2. 2026-06-17
   days on market $135,000 Active 84 DOM
3. 2026-06-16
   days on market $135,000 Active 83 DOM
4. 2026-06-15
   days on market $135,000 Active 82 DOM
5. 2026-06-13
   days on market $135,000 Active 80 DOM
6. 2026-06-12
   days on market $135,000 Active 79 DOM
7. 2026-06-09
   days on market $135,000 Active 76 DOM
8. 2026-06-08
   days on market $135,000 Active 75 DOM
9. 2026-06-08
   days on market $135,000 Active 74 DOM
10. 2026-06-07
    days on market $135,000 Active 73 DOM
11. 2026-06-04
    days on market $135,000 Active 70 DOM
12. 2026-06-02
    days on market $135,000 Active 69 DOM
13. 2026-06-01
    days on market $135,000 Active 68 DOM
14. 2026-05-31
    days on market $135,000 Active 67 DOM
15. 2026-03-14
    listed $135,000 Active 534-char remark

    Show marketing remark (534 chars)

    This 1.62-acre property is a great opportunity for those looking for land with potential. The lot includes two older trailers, both in need of repair. The larger trailer has 2 units and is undergoing construction. The smaller trailer is currently occupied with tenants paying $800/ month, no lease. Located in a quiet, rural area, this lot is perfect for someone looking for a project or to start fresh on a large piece of land with plenty of possibilities. Ideal for investors or those seeking affordable land for future development.

16. 2026-03-14
    listed $135,000 Active 534-char remark

    Show marketing remark (534 chars)

    This 1.62-acre property is a great opportunity for those looking for land with potential. The lot includes two older trailers, both in need of repair. The larger trailer has 2 units and is undergoing construction. The smaller trailer is currently occupied with tenants paying $800/ month, no lease. Located in a quiet, rural area, this lot is perfect for someone looking for a project or to start fresh on a large piece of land with plenty of possibilities. Ideal for investors or those seeking affordable land for future development.

17. 2025-09-05
    status Active
18. 2025-04-11
    status Active
19. 2024-10-09
    listed $125,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,114
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$3,927
• Taxable loss: −$654
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,691/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 · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repairs, including a new exterior siding, kitchen and bathroom renovations, and interior wall painting. The current condition is poor, and the property is in need of significant work to become move-in ready.

Repairs flagged

• Major kitchen cabinets — severely dated and worn
• Major kitchen countertops — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Major exterior siding — rusty and deteriorating
• Major interior walls — bare and in need of paint

Value-add opportunities

• Both exterior siding replacement — enhances curb appeal and value
• Both kitchen renovation — modernizes space and increases value
• Both bathroom renovation — modernizes space and increases value
• Both interior wall painting — enhances interior and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and worn	Major	$15,000–50,000
kitchen countertops · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · rusty and deteriorating	Major	$15,000–50,000
interior walls · bare and in need of paint	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both exterior siding replacement — enhances curb appeal and value ↑
• Both kitchen renovation — modernizes space and increases value ↑
• Both bathroom renovation — modernizes space and increases value ↑
• Both interior wall painting — enhances interior and increases 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: Elk Lake SD
• NCES district ID: 4209150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $50,260
• Composite: 34.85/100
• National rank: #5093
• State rank: #345 of 539 in PA

Livability — Dimock

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,208

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 15% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 153.1295
• 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

+8.0% since first listed

5 events — show timeline

• 2026-03-14 Listed $135,000 GSBR as distributed by MLS GRID
• 2026-03-14 Listed $135,000 GSBR as distributed by MLS GRID
• 2025-09-05 Relisted — GSBR as distributed by MLS GRID
• 2025-04-11 Relisted — GSBR as distributed by MLS GRID
• 2024-10-09 Listed $125,000 GSBR as distributed by MLS GRID