5063 Route 487, Lot #9 · Sugarloaf, PA 17814

$119,000

4 bd · 2.0 ba · 1,839 sqft · Manufactured · 219 Days on market

Built 1995 Fair condition $65/sqft · 16% below area Est $142k · 16% under

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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 +26.2/30.0
• ARV discount +14.9/15.0
• DSCR +8.8/10.0
• 1% rule +7.0/10.0
• Appreciation +6.2/10.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcoming 3BR, 1.75‑bath doublewide in the popular Lehet's Village Park. Features include a spacious living room, dedicated dining area, well‑appointed kitchen, and a versatile flex space perfect for a den or home office. Enjoy the peaceful country setting, a detached one‑car garage, and a covered deck for outdoor relaxation

Key facts

• Space and serenity
• Gentle hills
• Garage

Tags

• GENTLE HILLS
• SPACE AND SERENITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Benton Area SD (rural): math 32% / reading 52% proficiency, ranked #329 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 25 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($823 loan paydown + $3k appreciation (2.5% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 16y 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $142,274
• List price: $119,000
• Delta: -16.36%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.91×
• Total profit: $30,364
• Equity at exit: $50,042

10-year hold

• IRR: 18.4%
• Equity multiple: 3.56×
• Total profit: $85,280
• Equity at exit: $74,527

Cash invested: $33,320 (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 17814

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $302

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 74%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   days on market $119,000 Active 219 DOM
2. 2026-06-17
   days on market $119,000 Active 218 DOM
3. 2026-06-16
   days on market $119,000 Active 217 DOM
4. 2026-06-15
   days on market $119,000 Active 216 DOM
5. 2026-06-13
   days on market $119,000 Active 214 DOM
6. 2026-06-12
   days on market $119,000 Active 213 DOM
7. 2026-06-09
   days on market $119,000 Active 210 DOM
8. 2026-06-08
   days on market $119,000 Active 209 DOM
9. 2026-06-08
   days on market $119,000 Active 208 DOM
10. 2026-06-07
    days on market $119,000 Active 207 DOM
11. 2026-06-04
    days on market $119,000 Active 204 DOM
12. 2026-06-02
    days on market $119,000 Active 203 DOM
13. 2026-06-01
    remarks 550-char remark
14. 2026-06-01
    price $119,000 Active 202 DOM
15. 2026-06-01
    days on market $127,000 Active 202 DOM
16. 2026-05-31
    days on market $127,000 Active 201 DOM
17. 2026-05-12
    historical Active Under Contract 326-char remark

    Show marketing remark (326 chars)

    Welcoming 3BR, 1.75‑bath doublewide in the popular Lehet's Village Park. Features include a spacious living room, dedicated dining area, well‑appointed kitchen, and a versatile flex space perfect for a den or home office. Enjoy the peaceful country setting, a detached one‑car garage, and a covered deck for outdoor relaxation

18. 2026-04-17
    price $114,000 326-char remark

    Show marketing remark (326 chars)

    Welcoming 3BR, 1.75‑bath doublewide in the popular Lehet's Village Park. Features include a spacious living room, dedicated dining area, well‑appointed kitchen, and a versatile flex space perfect for a den or home office. Enjoy the peaceful country setting, a detached one‑car garage, and a covered deck for outdoor relaxation

19. 2026-01-13
    listed $119,000 Active 326-char remark

    Show marketing remark (326 chars)

    Welcoming 3BR, 1.75‑bath doublewide in the popular Lehet's Village Park. Features include a spacious living room, dedicated dining area, well‑appointed kitchen, and a versatile flex space perfect for a den or home office. Enjoy the peaceful country setting, a detached one‑car garage, and a covered deck for outdoor relaxation

20. 2025-11-24
    soldstatus $115,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Well maintained 2005 Autumn Manor with NOTHING to do but move in! You'll love the large kitchen with all appliances, laundry just off the kitchen, large living room, spacious master bedroom with 2 walk in closets, large master bath, 2 additional bedrooms and a second full bath. New heat & AC, new flooring throughout! Lovely covered porch for your morning coffee. Lot rent is $510 and includes trash, water, sewer. Call me Karen Roadarmel @ 570-204-9024 for your private showing!

21. 2025-11-17
    soldstatus $130,000 Closed
22. 2025-11-11
    listed $127,000 Active
23. 2025-10-20
    historical Active Under Contract 490-char remark

    Show marketing remark (490 chars)

    Well maintained 2005 Autumn Manor with NOTHING to do but move in! You'll love the large kitchen with all appliances, laundry just off the kitchen, large living room, spacious master bedroom with 2 walk in closets, large master bath, 2 additional bedrooms and a second full bath. New heat & AC, new flooring throughout! Lovely covered porch for your morning coffee. Lot rent is $510 and includes trash, water, sewer. Call me Karen Roadarmel @ 570-204-9024 for your private showing!

24. 2025-10-14
    historical Active Under Contract

    Show marketing remark (490 chars)

    Well maintained 2005 Autumn Manor with NOTHING to do but move in! You'll love the large kitchen with all appliances, laundry just off the kitchen, large living room, spacious master bedroom with 2 walk in closets, large master bath, 2 additional bedrooms and a second full bath. New heat & AC, new flooring throughout! Lovely covered porch for your morning coffee. Lot rent is $510 and includes trash, water, sewer. Call me Karen Roadarmel @ 570-204-9024 for your private showing!

25. 2025-10-14
    listed $120,000 Active 490-char remark

    Show marketing remark (490 chars)

    Well maintained 2005 Autumn Manor with NOTHING to do but move in! You'll love the large kitchen with all appliances, laundry just off the kitchen, large living room, spacious master bedroom with 2 walk in closets, large master bath, 2 additional bedrooms and a second full bath. New heat & AC, new flooring throughout! Lovely covered porch for your morning coffee. Lot rent is $510 and includes trash, water, sewer. Call me Karen Roadarmel @ 570-204-9024 for your private showing!

26. 2025-09-29
    price $149,000
27. 2025-09-15
    price $151,900
28. 2025-09-02
    price $154,900
29. 2025-08-18
    price $159,000
30. 2025-07-25
    listed $165,000 Active
31. 2023-08-11
    soldstatus $128,000 Closed
32. 2023-07-18
    historical Active Under Contract
33. 2023-07-10
    status Active
34. 2023-07-08
    historical Active Under Contract
35. 2023-07-01
    listed $125,000 Active
36. 2023-03-20
    soldstatus $81,000 Closed
37. 2023-03-05
    status Active
38. 2023-02-26
    historical Active Under Contract
39. 2023-02-06
    listed $87,500 Active
40. 2016-09-30
    soldstatus $45,000
41. 2016-09-29
    soldstatus $65,000
42. 2016-03-23
    listed $49,000
43. 2015-08-05
    listed $74,900
44. 2014-11-21
    listed $98,000
45. 2014-08-08
    soldstatus $95,000
46. 2010-02-07
    listed $105,000

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,086
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,462
• Taxable income: $1,845
• Est. tax owed @ 24.0%: −$443
• After-tax cash flow: $3,187/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 · 12 photos

Fair 45/100 Moderate rehab

This 1995 doublewide mobile home requires moderate repairs and updates to improve its condition and value. Key areas for improvement include the kitchen cabinets, bathroom vanity, exterior siding, and interior walls. Painting and replacing windows would significantly enhance the home's curb appeal and energy efficiency.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Moderate exterior siding — some discoloration
• Moderate interior walls — paint appears faded
• Moderate windows — some appear old

Value-add opportunities

• Both paint interior walls — enhances appearance and value
• Both replace windows — improves energy efficiency and appearance
• Both update kitchen cabinets — modernizes space and adds value
• Both update bathroom vanity — modernizes space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom vanity · slight wear	Minor	$500–3,000
exterior siding · some discoloration	Moderate	$3,000–15,000
interior walls · paint appears faded	Moderate	$3,000–15,000
windows · some appear old	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$10,000–51,000

Value-add ROI direction

• Both paint interior walls — enhances appearance and value ↑
• Both replace windows — improves energy efficiency and appearance ↑
• Both update kitchen cabinets — modernizes space and adds value ↑
• Both update bathroom vanity — modernizes space and adds 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: Benton Area SD
• NCES district ID: 4203390
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -18.00%
• Median HH income: $46,806
• Composite: 35.77/100
• National rank: #4844
• State rank: #329 of 539 in PA

Livability — Sugarloaf

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

Census & demographics

• Population (ZIP): 4,806

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Pacific Islander 4% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 269.4514
• 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

+8.6% since first listed

30 events — show timeline

• 2026-05-12 Contingent — CSVBR
• 2026-04-17 Price Changed $114,000 CSVBR
• 2026-01-13 Listed $119,000 CSVBR
• 2025-11-24 Sold (MLS) $115,000 CSVBR
• 2025-11-17 Sold (MLS) $130,000 CSVBR
• 2025-11-11 Listed $127,000 CSVBR
• 2025-10-20 Contingent — CSVBR
• 2025-10-14 Contingent — CSVBR
• 2025-10-14 Listed $120,000 CSVBR
• 2025-09-29 Price Changed $149,000 CSVBR
• 2025-09-15 Price Changed $151,900 CSVBR
• 2025-09-02 Price Changed $154,900 CSVBR
• 2025-08-18 Price Changed $159,000 CSVBR
• 2025-07-25 Listed $165,000 CSVBR
• 2023-08-11 Sold (MLS) $128,000 CSVBR
• 2023-07-18 Contingent — CSVBR
• 2023-07-10 Relisted — CSVBR
• 2023-07-08 Contingent — CSVBR
• 2023-07-01 Listed $125,000 CSVBR
• 2023-03-20 Sold (MLS) $81,000 CSVBR
• 2023-03-05 Relisted — CSVBR
• 2023-02-26 Contingent — CSVBR
• 2023-02-06 Listed $87,500 CSVBR
• 2016-09-30 Sold (MLS) $45,000 LCAR
• 2016-09-29 Sold (MLS) $65,000 CSVBR
• 2016-03-23 Listed $49,000 LCAR
• 2015-08-05 Listed $74,900 CSVBR
• 2014-11-21 Listed $98,000 CSVBR
• 2014-08-08 Sold (MLS) $95,000 CSVBR
• 2010-02-07 Listed $105,000 CSVBR