24 Loop Rd · Dewart, PA 17777

$39,900

3 bd · 2.0 ba · 924 sqft · Manufactured · 147 Days on market

7,986 sqft lot $43/sqft · 60% below area

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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
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this 3-bedroom, 2-bath mobile home in the well-kept Brookfield Manor community. The home offers a nice layout with comfortable living areas and a private primary suite, providing a solid foundation for an owner to personalize and complete with their own finishing touches. Conveniently located near Watsontown's riverfront parks and walking trails along the Susquehanna,

Key facts

• Riverfront parks
• Walking trails
• 7,986 sq ft lot

Tags

• BROOKFIELD MANOR COMMUNITY
• PRIVATE PRIMARY SUITE
• RIVERFRONT PARKS
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,077 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, employment D, health & safety D.
• Warrior Run SD (rural): math 40% / reading 55% proficiency, ranked #229 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.26% ✓
• Cap rate: 18.97%
• Cash-on-cash: 45.29%
• DSCR: 3.02
• GRM: 3.7

CMA / ARV

• ARV (median comp): $99,876
• List price: $39,900
• Delta: -60.05%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 North St	0.13mi	2/1.0 (-1)	980 (+6%)	3mo	$48,000	$49	73

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

Projected returns pro-forma

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

5-year hold

• IRR: 42.4%
• Equity multiple: 2.83×
• Total profit: $20,410
• Equity at exit: $5,949

10-year hold

• IRR: 48.6%
• Equity multiple: 5.69×
• Total profit: $52,439
• Equity at exit: $3,450

Cash invested: $11,172 (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 17777

• Home prices YoY: -28.3%
• Active inventory: 29
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$64 /mo · $762/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $422

Break-even live

Break-even rent $366

Max offer price $39,900

Occupancy floor 48%

Sensitivity live

Price	-10% $444	-5% $433	+0% $422	+5% $410	+10% $399
Rent	-10% $351	-5% $386	+0% $422	+5% $457	+10% $493
Rate	-1.0pp $442	-0.5pp $432	base $422	+0.5pp $411	+1.0pp $401

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
806 Ash St Watsontown, PA	2.0	1.0	1100	$900	$0.82	45d	1	1.05mi

Listing history 16 events

1. 2026-06-19
   days on market $39,900 Active 147 DOM
2. 2026-06-18
   days on market $39,900 Active 146 DOM
3. 2026-06-17
   days on market $39,900 Active 145 DOM
4. 2026-06-16
   days on market $39,900 Active 144 DOM
5. 2026-06-15
   days on market $39,900 Active 143 DOM
6. 2026-06-14
   days on market $39,900 Active 141 DOM
7. 2026-06-12
   days on market $39,900 Active 140 DOM
8. 2026-06-09
   days on market $39,900 Active 137 DOM
9. 2026-06-08
   days on market $39,900 Active 136 DOM
10. 2026-06-07
    days on market $39,900 Active 135 DOM
11. 2026-06-03
    days on market $39,900 Active 131 DOM
12. 2026-06-02
    days on market $39,900 Active 130 DOM
13. 2026-06-01
    days on market $39,900 Active 129 DOM
14. 2026-05-31
    days on market $39,900 Active 128 DOM
15. 2026-05-30
    days on market $39,900 Active 127 DOM
16. 2026-01-23
    listed $39,900 Active 379-char remark

    Show marketing remark (379 chars)

    Come see this 3-bedroom, 2-bath mobile home in the well-kept Brookfield Manor community. The home offers a nice layout with comfortable living areas and a private primary suite, providing a solid foundation for an owner to personalize and complete with their own finishing touches. Conveniently located near Watsontown's riverfront parks and walking trails along the Susquehanna,

ⓘ 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: $762 · $64/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 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: $10,800
• − Mortgage interest: −$2,235
• − Property taxes: −$762
• − Insurance: −$200
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$1,161
• Taxable income: $4,715
• Est. tax owed @ 24.0%: −$1,131
• After-tax cash flow: $3,928/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: Warrior Run SD
• NCES district ID: 4224870
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $49,500
• Composite: 40.61/100
• National rank: #3694
• State rank: #229 of 539 in PA

Livability — Dewart

• Score: 66/100
• State rank: #1077
• US rank: #12168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dewart, PA
• City population: 38
• Population (ZIP): 6,801

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Polish 7% Iranian 5% Romanian 3%
• Foreign-born: 1% · China
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.09%
• Current HPI: 167.5594
• 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

• 2026-01-23 Listed $39,900 LCAR

Property tax history

+3.1%/yr

Latest (2026): $762 · +1.6% YoY. Source: county tax records.