108 Franklin Ave · Hallstead, PA 18822

$90,000

2 bd · 2.0 ba · 980 sqft · Manufactured · 259 Days on market

Built 2002 7,840 sqft lot

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Appreciation +6.4/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well kept 2 Bedroom, 2 Bath Mobile Home located in Hallstead Borough, Susquehanna County, Pa. This home offers central air and propane heat. Conveniently situated near I-81, local shops, and services, it provides easy access for commuting and daily needs. Move-in ready and being sold AS-IS. This property is a great option for a starter home, downsizing, or an investment. OGM Convey.

Key facts

• Easy access
• Hallstead borough
• Propane heat

Tags

• CENTRAL AIR
• PROPANE HEAT
• HALLSTEAD BOROUGH
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,256 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Blue Ridge SD (rural): math 29% / reading 56% proficiency, ranked #319 of 539 in PA (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 259 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y 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 $75k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 259 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.22% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.75%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.87×
• Total profit: $21,987
• Equity at exit: $39,320

10-year hold

• IRR: 17.3%
• Equity multiple: 3.49×
• Total profit: $62,648
• Equity at exit: $59,720

Cash invested: $25,200 (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 18822

• Home prices YoY: 1.8%
• Active inventory: 15
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$113 /mo · $1,354/yr
• Insurance: −$38
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $191

Break-even live

Break-even rent $858

Max offer price $90,000

Occupancy floor 78%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Susquehanna Ave Hallstead, PA	2.0	1.0	1000	$1,100	$1.10	13d	1	0.12mi
249 Hinkley Dr Unit 4 Hallstead, PA	2.0	1.5	1000	$1,100	$1.10	21d	1	0.41mi
266 Hinkley Dr Unit 2 Hallstead, PA	2.0	1.0	800	$1,100	$1.38	44d	1	0.43mi

Listing history 21 events

1. 2026-06-09
   days on market $90,000 Active 259 DOM
2. 2026-06-08
   days on market $90,000 Active 258 DOM
3. 2026-06-08
   days on market $90,000 Active 257 DOM
4. 2026-06-07
   days on market $90,000 Active 256 DOM
5. 2026-06-04
   days on market $90,000 Active 253 DOM
6. 2026-06-02
   days on market $90,000 Active 252 DOM
7. 2026-06-01
   days on market $90,000 Active 251 DOM
8. 2026-05-31
   days on market $90,000 Active 250 DOM
9. 2025-11-15
   status Active 388-char remark

   Show marketing remark (388 chars)

   Well kept 2 Bedroom, 2 Bath Mobile Home located in Hallstead Borough, Susquehanna County, Pa. This home offers central air and propane heat. Conveniently situated near I-81, local shops, and services, it provides easy access for commuting and daily needs. Move-in ready and being sold AS-IS. This property is a great option for a starter home, downsizing, or an investment. OGM Convey.

10. 2025-11-02
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Well kept 2 Bedroom, 2 Bath Mobile Home located in Hallstead Borough, Susquehanna County, Pa. This home offers central air and propane heat. Conveniently situated near I-81, local shops, and services, it provides easy access for commuting and daily needs. Move-in ready and being sold AS-IS. This property is a great option for a starter home, downsizing, or an investment. OGM Convey.

11. 2025-09-11
    listed $90,000 Active 388-char remark

    Show marketing remark (388 chars)

    Well kept 2 Bedroom, 2 Bath Mobile Home located in Hallstead Borough, Susquehanna County, Pa. This home offers central air and propane heat. Conveniently situated near I-81, local shops, and services, it provides easy access for commuting and daily needs. Move-in ready and being sold AS-IS. This property is a great option for a starter home, downsizing, or an investment. OGM Convey.

12. 2024-07-09
    soldstatus $74,900
13. 2024-07-03
    soldstatus $74,900 Closed 379-char remark

    Show marketing remark (379 chars)

    Well Maintained 1 story Mobile Home on Flat Corner lot in Blue Ridge School District, Off Street parking, 2 bedrooms and 2 baths, Central air, Newer roof, appliance included with washer & dryer, gas stove & SS refrigerator, Propane heat, Close to NY and I81, low taxes, Close to Library and Park, Also walking distance to shopping! Come take a look today! OGM convey

14. 2024-05-31
    status Pending 379-char remark

    Show marketing remark (379 chars)

    Well Maintained 1 story Mobile Home on Flat Corner lot in Blue Ridge School District, Off Street parking, 2 bedrooms and 2 baths, Central air, Newer roof, appliance included with washer & dryer, gas stove & SS refrigerator, Propane heat, Close to NY and I81, low taxes, Close to Library and Park, Also walking distance to shopping! Come take a look today! OGM convey

15. 2024-05-24
    listed $74,900 Active 379-char remark

    Show marketing remark (379 chars)

    Well Maintained 1 story Mobile Home on Flat Corner lot in Blue Ridge School District, Off Street parking, 2 bedrooms and 2 baths, Central air, Newer roof, appliance included with washer & dryer, gas stove & SS refrigerator, Propane heat, Close to NY and I81, low taxes, Close to Library and Park, Also walking distance to shopping! Come take a look today! OGM convey

16. 2022-04-07
    soldstatus $70,000
17. 2022-04-01
    soldstatus $70,000 Closed
18. 2022-04-01
    soldstatus $70,000
19. 2022-03-09
    status Pending
20. 2022-03-07
    listed $65,900 Active
21. 2022-03-06
    listed $65,900

ⓘ 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: $1,354 · $113/mo
• Projected year-2 tax: $1,388 · $116/mo
• Expected delta: +$34/yr (+$3/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,200
• − Mortgage interest: −$5,041
• − Property taxes: −$1,354
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,618
• Taxable income: $958
• Est. tax owed @ 24.0%: −$230
• After-tax cash flow: $2,064/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: Blue Ridge SD
• NCES district ID: 4203900
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $45,421
• Composite: 36.02/100
• National rank: #4781
• State rank: #319 of 539 in PA

Livability — Hallstead

• Score: 63/100
• State rank: #1256
• US rank: #15090

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hallstead, PA
• Population (ZIP): 3,079

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 (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Scotch-Irish 4% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▲ 2.77%
• Current HPI: 153.2588
• 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

+36.6% since first listed

13 events — show timeline

• 2025-11-15 Relisted — GSBR as distributed by MLS GRID
• 2025-11-02 Pending — GSBR as distributed by MLS GRID
• 2025-09-11 Listed $90,000 GSBR as distributed by MLS GRID
• 2024-07-09 Sold (Public Records) $74,900 Public Records
• 2024-07-03 Sold (MLS) $74,900 GSBR as distributed by MLS GRID
• 2024-05-31 Pending — GSBR as distributed by MLS GRID
• 2024-05-24 Listed $74,900 GSBR as distributed by MLS GRID
• 2022-04-07 Sold (Public Records) $70,000 Public Records
• 2022-04-01 Sold (MLS) $70,000 GBAOR
• 2022-04-01 Sold (MLS) $70,000 GSBR as distributed by MLS GRID
• 2022-03-09 Pending — GSBR as distributed by MLS GRID
• 2022-03-07 Listed $65,900 GSBR as distributed by MLS GRID
• 2022-03-06 Listed $65,900 GBAOR

Property tax history

+1.9%/yr

Latest (2026): $1,354 · +5.2% YoY. Source: county tax records.