31 2nd Ln · East Berwick, PA 18603

$80,000

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 250 Days on market

Manufactured home Built 2000 $550/mo HOA · 48% of rent

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Why this score? — see what drove the D- 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).

• 1% rule +9.4/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come this this beautiful mobile home built in 2000!!! this 3-bedroom, 2 bath home has a tastefully updated interior, including a huge primary bathroom! located in the quaint town of Berwick, you won't be disappointed with this affordable and stylish living!

Key facts

• Built 2000
• Listed 250 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $52k (35.5% below list).
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $52k (35.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#416 in PA, #3,789 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Berwick Area SD (other): math 32% / reading 57% proficiency, ranked #291 of 539 in PA (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Salem El Sch (math 57% / reading 67%, grade B, #313 of 1,518 statewide, top 24%, 396 students, 100% FRL); Berwick Area Ms (math 19% / reading 54%, grade F, #307 of 512 statewide, top 61%, 844 students, 100% FRL); Berwick Area Hs (math 57% / reading 70%, grade B-, #69 of 437 statewide, top 16%, 782 students, 100% FRL) — zoned schools average 100% FRL vs 46% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 91 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $60k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 48% of rent.

Recommended offer $51,579 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 3.88%
• Cash-on-cash: -8.62%
• DSCR: 0.62
• GRM: 5.8

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: -30.8%
• Equity multiple: -0.02×
• Total profit: $-22,873
• Equity at exit: $11,928

10-year hold

• IRR: -30.6%
• Equity multiple: -0.42×
• Total profit: $-31,739
• Equity at exit: $6,917

Cash invested: $22,400 (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 18603

• Active inventory: 91
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,156 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$33
• HOA: −$550
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-161

Break-even live

Break-even rent $1,360

Max offer price $51,579

Occupancy floor —

Sensitivity live

Price	-10% $-116	-5% $-138	+0% $-161	+5% $-184	+10% $-206
Rent	-10% $-252	-5% $-207	+0% $-161	+5% $-115	+10% $-70
Rate	-1.0pp $-121	-0.5pp $-141	base $-161	+0.5pp $-182	+1.0pp $-203

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $550 · $6,600/yr

Listing history 20 events

1. 2026-06-22
   days on market $80,000 Active 250 DOM
2. 2026-06-19
   days on market $80,000 Active 247 DOM
3. 2026-06-18
   days on market $80,000 Active 246 DOM
4. 2026-06-17
   days on market $80,000 Active 245 DOM
5. 2026-06-16
   days on market $80,000 Active 244 DOM
6. 2026-06-15
   days on market $80,000 Active 243 DOM
7. 2026-06-14
   days on market $80,000 Active 241 DOM
8. 2026-06-12
   days on market $80,000 Active 240 DOM
9. 2026-06-09
   days on market $80,000 Active 237 DOM
10. 2026-06-08
    days on market $80,000 Active 236 DOM
11. 2026-06-07
    days on market $80,000 Active 235 DOM
12. 2026-06-03
    days on market $80,000 Active 230 DOM
13. 2026-05-31
    days on market $80,000 Active 229 DOM
14. 2026-05-30
    days on market $80,000 Active 228 DOM
15. 2026-02-08
    status Active 258-char remark

    Show marketing remark (258 chars)

    Come this this beautiful mobile home built in 2000!!! this 3-bedroom, 2 bath home has a tastefully updated interior, including a huge primary bathroom! located in the quaint town of Berwick, you won't be disappointed with this affordable and stylish living!

16. 2026-02-01
    historical 258-char remark

    Show marketing remark (258 chars)

    Come this this beautiful mobile home built in 2000!!! this 3-bedroom, 2 bath home has a tastefully updated interior, including a huge primary bathroom! located in the quaint town of Berwick, you won't be disappointed with this affordable and stylish living!

17. 2025-10-07
    listed $80,000 Active 258-char remark

    Show marketing remark (258 chars)

    Come this this beautiful mobile home built in 2000!!! this 3-bedroom, 2 bath home has a tastefully updated interior, including a huge primary bathroom! located in the quaint town of Berwick, you won't be disappointed with this affordable and stylish living!

18. 2024-06-20
    soldstatus $60,000 Closed 361-char remark

    Show marketing remark (361 chars)

    Home features 3 bedrooms and 2 baths. The primary bedroom has an en-suite and walk-in closet. Modern kitchen. Located in Pleasant View mobile home community. Lot Rent is $465 per month water, sewer, trash included OWNER FINANCING TO QUALIFIED BUYER WITH 25% MIN CASH DOWN PAYMENT, CREDIT SCORE MIN 650,AND 3 TIMES MONTHLY TOTAL PAYMENT AMOUNT VERIFIABLE INCOME!

19. 2024-04-15
    price $67,400 361-char remark

    Show marketing remark (361 chars)

    Home features 3 bedrooms and 2 baths. The primary bedroom has an en-suite and walk-in closet. Modern kitchen. Located in Pleasant View mobile home community. Lot Rent is $465 per month water, sewer, trash included OWNER FINANCING TO QUALIFIED BUYER WITH 25% MIN CASH DOWN PAYMENT, CREDIT SCORE MIN 650,AND 3 TIMES MONTHLY TOTAL PAYMENT AMOUNT VERIFIABLE INCOME!

20. 2024-02-16
    listed $69,900 Active 361-char remark

    Show marketing remark (361 chars)

    Home features 3 bedrooms and 2 baths. The primary bedroom has an en-suite and walk-in closet. Modern kitchen. Located in Pleasant View mobile home community. Lot Rent is $465 per month water, sewer, trash included OWNER FINANCING TO QUALIFIED BUYER WITH 25% MIN CASH DOWN PAYMENT, CREDIT SCORE MIN 650,AND 3 TIMES MONTHLY TOTAL PAYMENT AMOUNT VERIFIABLE INCOME!

ⓘ 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: $854 · $71/mo
• Projected year-2 tax: $1,059 · $88/mo
• Expected delta: +$205/yr (+$17/mo · 24.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,870
• − Mortgage interest: −$4,481
• − Property taxes: −$854
• − Insurance: −$400
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − HOA: −$6,600
• − Depreciation: −$2,327
• Taxable loss: −$3,011
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $-1,208/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: Berwick Area SD
• NCES district ID: 4203480
• Math proficiency: 32% ▼ -14.00%
• Reading proficiency: 57% ▼ -6.00%
• Median HH income: $41,964
• Composite: 37.36/100
• National rank: #4433
• State rank: #291 of 539 in PA

Livability — East Berwick

• Score: 76/100
• State rank: #416
• US rank: #3789

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 18,985

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 6% Polish 4% Iranian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.40%
• Current HPI: 211.5643
• 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

+14.4% since first listed

6 events — show timeline

• 2026-02-08 Relisted — LCAR
• 2026-02-01 Delisted — LCAR
• 2025-10-07 Listed $80,000 LCAR
• 2024-06-20 Sold (MLS) $60,000 LCAR
• 2024-04-15 Price Changed $67,400 LCAR
• 2024-02-16 Listed $69,900 LCAR

Property tax history

+2.1%/yr

Latest (2026): $854 · +1.4% YoY. Source: county tax records.