EAGEL RIVER Maple Manor Plan · Taylor, PA 18517

$139,900

3 bd · 2.0 ba · 1,848 sqft · Manufactured · 157 Days on market

Good condition

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T PASS UP THIS CORNER LOT! HUGE LIVING SPACE INTO FULLY APPLIANCED KITCHEN! SLIDING GLASS DOORS TO AN 8X28 COVERED PORCH! BRAND NEW CARPETING, FRESHLY PAINTED THROUGOUT, MASTER ENSUITE WITH 2 ADDITIONAL LARGE BEDROOMS AND 2 FULL BATHS! ! WHAT MORE COULD YOU ASK FOR? GET YOUR APPLICATION IN TODAY THIS WILL NOT LAST LONG!!!

Key facts

• Covered porch
• Sliding glass doors
• Corner lot

Tags

• CORNER LOT
• FULLY APPLIANCED KITCHEN
• SLIDING GLASS DOORS
• COVERED PORCH

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#503 in PA, #4,605 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Riverside SD (suburban): math 30% / reading 53% proficiency, ranked #340 of 539 in PA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 24 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.25%
• DSCR: 1.72
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.3%
• Equity multiple: 1.28×
• Total profit: $11,154
• Equity at exit: $20,860

10-year hold

• IRR: 16.6%
• Equity multiple: 2.36×
• Total profit: $53,345
• Equity at exit: $12,096

Cash invested: $39,172 (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 18517

• Home prices YoY: -16.2%
• Active inventory: 24
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,895 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $531

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 67%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
435 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
427 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
424 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
426 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
432 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
417 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
419 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
421 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
407 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
408 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
414 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
423 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
402 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
415 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
433 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
411 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
412 Circle Dr Taylor, PA	2.0	2.0	1250	$1,900	$1.52	44d	1	0.39mi
112 E Grove St Taylor, PA	4.0	1.5	1500	$1,700	$1.13	14d	1	1.06mi
1220 Dartmouth St Unit L Scranton, PA	3.0	1.5	1512	$1,600	$1.06	21d	1	1.25mi
1143 Eynon St #1145 Scranton, PA	3.0	1.5	1300	$1,395	$1.07	21d	1	1.36mi
819 S 9th Ave Scranton, PA	3.0	1.0	1960	$1,500	$0.77	21d	1	1.42mi
818-820 W Locust St Scranton, PA	3.0	1.0	1353	$1,250	$0.92	21d	1	1.43mi
406 Roanoke Ln Scranton, PA	4.0	2.5	2068	$3,650	$1.76	14d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $139,900 Active 157 DOM
2. 2026-06-17
   days on market $139,900 Active 156 DOM
3. 2026-06-16
   days on market $139,900 Active 155 DOM
4. 2026-06-15
   days on market $139,900 Active 154 DOM
5. 2026-06-14
   days on market $139,900 Active 152 DOM
6. 2026-06-13
   days on market $139,900 Active 151 DOM
7. 2026-06-10
   days on market $139,900 Active 149 DOM
8. 2026-06-09
   days on market $139,900 Active 148 DOM
9. 2026-06-08
   days on market $139,900 Active 147 DOM
10. 2026-06-07
    days on market $139,900 Active 146 DOM
11. 2026-06-05
    days on market $139,900 Active 143 DOM
12. 2026-06-03
    days on market $139,900 Active 142 DOM
13. 2026-06-02
    days on market $139,900 Active 141 DOM
14. 2026-06-01
    days on market $139,900 Active 140 DOM
15. 2026-05-31
    days on market $139,900 Active 139 DOM
16. 2026-05-30
    days on market $139,900 Active 138 DOM
17. 2026-01-12
    listed $139,900 Active 327-char remark

    Show marketing remark (327 chars)

    DON'T PASS UP THIS CORNER LOT! HUGE LIVING SPACE INTO FULLY APPLIANCED KITCHEN! SLIDING GLASS DOORS TO AN 8X28 COVERED PORCH! BRAND NEW CARPETING, FRESHLY PAINTED THROUGOUT, MASTER ENSUITE WITH 2 ADDITIONAL LARGE BEDROOMS AND 2 FULL BATHS! ! WHAT MORE COULD YOU ASK FOR? GET YOUR APPLICATION IN TODAY THIS WILL NOT LAST LONG!!!

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $22,746
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,820
• − Management: −$1,820
• − Depreciation: −$4,070
• Taxable income: $4,402
• Est. tax owed @ 24.0%: −$1,056
• After-tax cash flow: $5,311/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 · 1 photo

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with recent updates, making it a solid investment opportunity.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both Painting exterior trim — Fresh paint can make the home look newer and more appealing.
• Both Landscaping and curb appeal — Improves the home's appearance and can attract more buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Painting exterior trim — Fresh paint can make the home look newer and more appealing. ↑
• Both Landscaping and curb appeal — Improves the home's appearance and can attract more buyers or renters. ↑

ⓘ 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: Riverside SD
• NCES district ID: 4223250
• Math proficiency: 30% ▼ -7.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $44,118
• Composite: 35.09/100
• National rank: #5022
• State rank: #340 of 539 in PA

Livability — Taylor

• Score: 74/100
• State rank: #503
• US rank: #4605

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor, PA
• City population: 5,192
• Population (ZIP): 5,192

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 14% Two or more races 8% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 5%
• Common ancestry: Romanian 20% Subsaharan African 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.05%
• Current HPI: 186.5628
• 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

• 2026-01-12 Listed $139,900 Zillow