45 Tree Line Ln · Avis, PA 17721

$99,000

3 bd · 2.0 ba · 1,120 sqft · SingleFamily · 18 Days on market

Built 2023 Good condition $88/sqft · 41% below area Est $167k · 41% under ↓ 10% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

Key facts

• Front and rear decks
• 10x16 shed
• Butler's pantry

Tags

• BUTLER'S PANTRY
• FRONT AND REAR DECKS
• 10X16 SHED

Property features AI

Finance

• Financial info: Property zoned Res

Exterior

• Parking: Gravel parking; no garage
• Utilities: Public water
• Home design: Residential property
• Construction: Vinyl siding; No listed foundation details
• Exterior features: Deck; Shed(s); Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Range; Range hood
• Bedrooms: Total rooms: 6 (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Central air; Ceiling fans
• Interior features: Kitchen island; Ceiling fans; Walk-in closets; Open floor plan; Pantry
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#495 in PA, #4,563 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Jersey Shore Area SD (town): math 41% / reading 59% proficiency, ranked #179 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $4k appreciation (3.6% local appreciation)).
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 18 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.02% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $167,337
• List price: $99,000
• Delta: -40.84%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
943 Fourth St	0.33mi	2/1.0 (-1)	1,072 (-4%)	20mo	$155,000	$145	52
111 Fairview St	0.48mi	3/1.0	1,212 (+8%)	22mo	$180,000	$149	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.6%
• Equity multiple: 1.80×
• Total profit: $22,271
• Equity at exit: $47,954

10-year hold

• IRR: 15.1%
• Equity multiple: 3.36×
• Total profit: $65,472
• Equity at exit: $76,695

Cash invested: $27,720 (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 17721

• Home prices YoY: 2.1%
• Active inventory: 10
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $111

Break-even live

Break-even rent $866

Max offer price $99,000

Occupancy floor 84%

Sensitivity live

Price	-10% $180	-5% $146	+0% $111	+5% $77	+10% $43
Rent	-10% $32	-5% $72	+0% $111	+5% $151	+10% $191
Rate	-1.0pp $161	-0.5pp $137	base $111	+0.5pp $86	+1.0pp $60

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-06
   price $99,000 769-char remark
2. 2026-05-01
   listed $105,000 Active 769-char remark
3. 2026-03-31
   price $105,900
4. 2026-03-19
   price $112,400
5. 2026-03-08
   price $117,400
6. 2023-12-08
   soldstatus Closed

   Show marketing remark (399 chars)

   This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

7. 2023-10-06
   status Active

   Show marketing remark (399 chars)

   This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

8. 2023-08-21
   status Active

   Show marketing remark (399 chars)

   This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

9. 2023-08-19
   historical

   Show marketing remark (399 chars)

   This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

10. 2023-08-16
    status Active

    Show marketing remark (399 chars)

    This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

11. 2023-08-11
    historical

    Show marketing remark (399 chars)

    This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

12. 2023-07-28
    price $99,900

    Show marketing remark (399 chars)

    This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

13. 2023-07-12
    price $104,900

    Show marketing remark (399 chars)

    This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

14. 2023-06-29
    listed $109,900 Active

    Show marketing remark (399 chars)

    This brand new three-bedroom mobile home in Avis Manor Village is a charming and modern dwelling designed to provide comfort, convenience, and a sense of community. Nestled within the serene and picturesque landscape of Avis Manor Village, this home offers both indoor and outdoor spaces that cater to a relaxed and contemporary lifestyle. Call SWC Realty for additional information at 570-772-6800!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,085
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,880
• Taxable loss: −$254
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,398/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

Good 80/100 Cosmetic rehab

This 2023 manufactured home is in good condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minimal repairs and maintenance required.

Value-add opportunities

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing, increasing resale value.
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Resale Replace countertops with quartz or granite — Quartz or granite countertops are more durable and aesthetically pleasing, increasing resale value. ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, enhancing both resale and rental 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: Jersey Shore Area SD
• NCES district ID: 4212480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $50,019
• Composite: 42.72/100
• National rank: #3165
• State rank: #179 of 539 in PA

Livability — Avis

• Score: 74/100
• State rank: #495
• US rank: #4563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,695

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 7% Iranian 3% Slovak 2%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 171.9875
• 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

-9.9% since first listed

15 events — show timeline

• 2026-05-19 Pending — WBVAR
• 2026-05-06 Price Changed $99,000 WBVAR
• 2026-05-01 Listed $105,000 WBVAR
• 2026-03-31 Price Changed $105,900 WBVAR
• 2026-03-19 Price Changed $112,400 WBVAR
• 2026-03-08 Price Changed $117,400 WBVAR
• 2023-12-08 Sold (MLS) — WBVAR
• 2023-10-06 Relisted — WBVAR
• 2023-08-21 Relisted — WBVAR
• 2023-08-19 Delisted — WBVAR
• 2023-08-16 Relisted — WBVAR
• 2023-08-11 Delisted — WBVAR
• 2023-07-28 Price Changed $99,900 WBVAR
• 2023-07-12 Price Changed $104,900 WBVAR
• 2023-06-29 Listed $109,900 WBVAR