7 Gooseberry Dr · Sun Valley, PA 18330

$124,900

2 bd · 1.5 ba · 980 sqft · Manufactured public records · 190 Days on market

Built 1990 7,405 sqft lot Est $98k · 27% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

REDUCED!! FULLY FURNISHED MOVE IN READY! Updated Mobile Home with Two Bedrooms opposite ends, Two Bathrooms, Eat In Stainless Kitchen, Dining Area, and Cozy Living Room. Enjoy a Private Fenced-in Backyard. MUST SEE! Call listing agent TODAY 570-269-3090

Key facts

• 7,405 sq ft lot
• Parking
• Built 1990

Tags

• EAT IN STAINLESS KITCHEN
• PRIVATE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#1,162 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 67 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe 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 $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y 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.
• Current owner paid $70k; list at $125k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 F-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: 1.57% ✓
• Cap rate: 13.85%
• Cash-on-cash: 26.98%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $98,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
789 Toll Rd	0.47mi	3/2.0 (+1)	1,036 (+6%)	18mo	$103,900	$100	46

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: 20.9%
• Equity multiple: 1.85×
• Total profit: $29,813
• Equity at exit: $18,623

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $90,319
• Equity at exit: $10,799

Cash invested: $34,972 (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 18330

• Home prices YoY: -7.4%
• Active inventory: 67
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,959 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$54 /mo · $654/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $786

Break-even live

Break-even rent $964

Max offer price $124,900

Occupancy floor 55%

Sensitivity live

Price	-10% $857	-5% $822	+0% $786	+5% $751	+10% $716
Rent	-10% $632	-5% $709	+0% $786	+5% $864	+10% $941
Rate	-1.0pp $849	-0.5pp $818	base $786	+0.5pp $754	+1.0pp $721

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $124,900 Active 190 DOM
2. 2026-06-18
   days on market $124,900 Active 189 DOM
3. 2026-06-17
   days on market $124,900 Active 188 DOM
4. 2026-06-16
   days on market $124,900 Active 187 DOM
5. 2026-06-15
   days on market $124,900 Active 186 DOM
6. 2026-06-14
   days on market $124,900 Active 184 DOM
7. 2026-06-13
   days on market $124,900 Active 183 DOM
8. 2026-06-10
   days on market $124,900 Active 181 DOM
9. 2026-06-09
   days on market $124,900 Active 180 DOM
10. 2026-06-08
    days on market $124,900 Active 179 DOM
11. 2026-06-07
    days on market $124,900 Active 178 DOM
12. 2026-06-05
    days on market $124,900 Active 175 DOM
13. 2026-06-03
    days on market $124,900 Active 174 DOM
14. 2026-06-02
    days on market $124,900 Active 173 DOM
15. 2026-06-01
    days on market $124,900 Active 172 DOM
16. 2026-05-31
    days on market $124,900 Active 171 DOM
17. 2026-05-30
    days on market $124,900 Active 170 DOM
18. 2026-04-02
    price $124,900 253-char remark

    Show marketing remark (253 chars)

    REDUCED!! FULLY FURNISHED MOVE IN READY! Updated Mobile Home with Two Bedrooms opposite ends, Two Bathrooms, Eat In Stainless Kitchen, Dining Area, and Cozy Living Room. Enjoy a Private Fenced-in Backyard. MUST SEE! Call listing agent TODAY 570-269-3090

19. 2025-12-07
    listed $129,900 Active 253-char remark

    Show marketing remark (253 chars)

    REDUCED!! FULLY FURNISHED MOVE IN READY! Updated Mobile Home with Two Bedrooms opposite ends, Two Bathrooms, Eat In Stainless Kitchen, Dining Area, and Cozy Living Room. Enjoy a Private Fenced-in Backyard. MUST SEE! Call listing agent TODAY 570-269-3090

20. 2025-02-06
    historical
21. 2024-08-07
    listed $125,000 Active
22. 2024-08-05
    listed $125,000 Active
23. 2024-08-02
    historical
24. 2024-07-18
    soldstatus $70,000
25. 2024-07-12
    status Active
26. 2024-07-12
    price $100,000
27. 2024-06-21
    price $100,000
28. 2024-05-09
    status Pending
29. 2024-03-22
    listed $125,000 Active
30. 2024-03-22
    listed $125,000 Active
31. 2021-06-17
    soldstatus $65,000
32. 2021-06-16
    soldstatus $65,000
33. 2021-06-16
    soldstatus $65,000
34. 2021-01-27
    listed $74,900
35. 2021-01-27
    listed $74,900
36. 2018-08-13
    soldstatus $27,000
37. 2018-07-16
    listed $29,900

ⓘ 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: $654 · $54/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$660/yr (+$55/mo · 101.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,512
• − Mortgage interest: −$6,996
• − Property taxes: −$654
• − Insurance: −$624
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − Depreciation: −$3,633
• Taxable income: $7,842
• Est. tax owed @ 24.0%: −$1,882
• After-tax cash flow: $7,554/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Sun Valley

• Score: 65/100
• State rank: #1162
• US rank: #13440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Valley, PA
• Population (ZIP): 8,586

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 14% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.25%
• Current HPI: 165.6142
• 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

+317.7% since first listed

20 events — show timeline

• 2026-04-02 Price Changed $124,900 PMAR
• 2025-12-07 Listed $129,900 PMAR
• 2025-02-06 Listing Removed — GLVRMLS
• 2024-08-07 Listed $125,000 GLVRMLS
• 2024-08-05 Listed $125,000 PMAR
• 2024-08-02 Listing Removed — GLVRMLS
• 2024-07-18 Sold (Public Records) $70,000 Public Records
• 2024-07-12 Relisted — PMAR
• 2024-07-12 Price Changed $100,000 PMAR
• 2024-06-21 Price Changed $100,000 GLVRMLS
• 2024-05-09 Pending — GLVRMLS
• 2024-03-22 Listed $125,000 PMAR
• 2024-03-22 Listed $125,000 GLVRMLS
• 2021-06-17 Sold (Public Records) $65,000 Public Records
• 2021-06-16 Sold (MLS) $65,000 GLVRMLS
• 2021-06-16 Sold (MLS) $65,000 PMAR
• 2021-01-27 Listed $74,900 GLVRMLS
• 2021-01-27 Listed $74,900 PMAR
• 2018-08-13 Sold (MLS) $27,000 PMAR
• 2018-07-16 Listed $29,900 PMAR

Property tax history

-3.2%/yr

Latest (2026): $654 · +1.5% YoY. Source: county tax records.