96 Cheyenne Ln · Mahoning, PA 18235

$125,000

4 bd · 2.5 ba · 1,792 sqft · Manufactured · 23 Days on market

Built 1986 $590/mo HOA · 32% 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).

• Cash flow +15.4/30.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your opportunity for affordable 1 floor living with off street parking, nestled in the quaint Nis Hollow Estates. This home features 4 bedrooms total and 2.5 bathrooms. The home is layed out into 2 wings, the west wing featuring a large primary en-suite, double closets and sizable primary bath. The east wing offers 3 more sizable bedrooms and a full bath. You feel the spaciousness of this home immediately when you step through the front door into the significantly sized living room with vaulted ceilings that lends to the open concept kitchen and dining rooms. The kitchen supplies plenty of counter space and bar seating overlooking the dining room. Just off the kitchen is main floor laundry and a half bathroom. Enjoy economical propane forced air heating and hot water. Never worry about about your roof as a metal replacement was recently added. This home is a fixer upper with a multitude of potential for you to add your finishing touches. The owner is offering a $5000.00 credit for new flooring. The home is located in a park setting with a monthly lot rent of $460.00 which includes sewer and trash. Call to make your appointment today!

Key facts

• Spacious kitchen
• Raised ranch style
• Abundant cabinetry

Tags

• RAISED RANCH STYLE
• MULTIPLE LIVING AREAS
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• OUTDOOR SPACE
• UPDATED FLOORING

Property features AI

Finance

• HOA & community: Association fee approximately $590 monthly

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Security: Smoke detectors
• Utilities: Community / cooperative water; Community / cooperative sewer; Cable available; 100-amp electrical service with circuit breakers
• Home design: Single-story property; R1 zoning; Has view
• Construction: Vinyl siding; Asphalt / fiberglass roof; Block and slab foundation; Year built unknown
• Exterior features: Deck; Patio; Sloped lot with views; Private road frontage; Mobile home on property

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Dishwasher not listed
• Bedrooms: Total of 8 rooms including den and office
• Flooring: Laminate; Linoleum; Luxury vinyl / luxury vinyl plank; Resilient flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating
• Interior features: Dining area and separate/formal dining room; Home office / den; Mud room; Main-level family room; Utility room; Wired for data; Smoke detector(s)
• Laundry & utility: Washer hookup on main level; Dryer hookup on main level; Washer provided; Dryer provided; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $49 ($586/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lehighton Area SD (suburban): math 32% / reading 50% proficiency, ranked #336 of 539 in PA (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $125k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.46% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 5.7

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: -13.3%
• Equity multiple: 0.52×
• Total profit: $-16,791
• Equity at exit: $18,638

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-9,187
• Equity at exit: $10,808

Cash invested: $35,000 (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 18235

• Home prices YoY: -27.1%
• Active inventory: 139
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$52
• HOA: −$590
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $49

Break-even live

Break-even rent $1,760

Max offer price $125,000

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $590 · $7,080/yr
• Likely covers: watersewertrash

Listing history 18 events

1. 2026-06-18
   days on market $125,000 Active 23 DOM
2. 2026-06-17
   days on market $125,000 Active 22 DOM
3. 2026-06-16
   days on market $125,000 Active 21 DOM
4. 2026-06-15
   days on market $125,000 Active 20 DOM
5. 2026-06-14
   days on market $125,000 Active 18 DOM
6. 2026-06-10
   days on market $125,000 Active 15 DOM
7. 2026-06-09
   days on market $125,000 Active 14 DOM
8. 2026-06-08
   days on market $125,000 Active 13 DOM
9. 2026-06-07
   pricedays on market $125,000 Active 12 DOM
10. 2026-06-03
    days on market $135,000 Active 8 DOM
11. 2026-06-02
    days on market $135,000 Active 7 DOM
12. 2026-06-01
    days on market $135,000 Active 6 DOM
13. 2026-05-31
    days on market $135,000 Active 5 DOM
14. 2026-05-31
    days on market $135,000 Active 4 DOM
15. 2026-05-26
    listed $135,000 Active
16. 2023-08-28
    soldstatus $83,000 Closed 1161-char remark

    Show marketing remark (1161 chars)

    Here is your opportunity for affordable 1 floor living with off street parking, nestled in the quaint Nis Hollow Estates. This home features 4 bedrooms total and 2.5 bathrooms. The home is layed out into 2 wings, the west wing featuring a large primary en-suite, double closets and sizable primary bath. The east wing offers 3 more sizable bedrooms and a full bath. You feel the spaciousness of this home immediately when you step through the front door into the significantly sized living room with vaulted ceilings that lends to the open concept kitchen and dining rooms. The kitchen supplies plenty of counter space and bar seating overlooking the dining room. Just off the kitchen is main floor laundry and a half bathroom. Enjoy economical propane forced air heating and hot water. Never worry about about your roof as a metal replacement was recently added. This home is a fixer upper with a multitude of potential for you to add your finishing touches. The owner is offering a $5000.00 credit for new flooring. The home is located in a park setting with a monthly lot rent of $460.00 which includes sewer and trash. Call to make your appointment today!

17. 2023-08-01
    status Pending 1161-char remark

    Show marketing remark (1161 chars)

    Here is your opportunity for affordable 1 floor living with off street parking, nestled in the quaint Nis Hollow Estates. This home features 4 bedrooms total and 2.5 bathrooms. The home is layed out into 2 wings, the west wing featuring a large primary en-suite, double closets and sizable primary bath. The east wing offers 3 more sizable bedrooms and a full bath. You feel the spaciousness of this home immediately when you step through the front door into the significantly sized living room with vaulted ceilings that lends to the open concept kitchen and dining rooms. The kitchen supplies plenty of counter space and bar seating overlooking the dining room. Just off the kitchen is main floor laundry and a half bathroom. Enjoy economical propane forced air heating and hot water. Never worry about about your roof as a metal replacement was recently added. This home is a fixer upper with a multitude of potential for you to add your finishing touches. The owner is offering a $5000.00 credit for new flooring. The home is located in a park setting with a monthly lot rent of $460.00 which includes sewer and trash. Call to make your appointment today!

18. 2023-07-28
    listed $94,900 Active 1161-char remark

    Show marketing remark (1161 chars)

    Here is your opportunity for affordable 1 floor living with off street parking, nestled in the quaint Nis Hollow Estates. This home features 4 bedrooms total and 2.5 bathrooms. The home is layed out into 2 wings, the west wing featuring a large primary en-suite, double closets and sizable primary bath. The east wing offers 3 more sizable bedrooms and a full bath. You feel the spaciousness of this home immediately when you step through the front door into the significantly sized living room with vaulted ceilings that lends to the open concept kitchen and dining rooms. The kitchen supplies plenty of counter space and bar seating overlooking the dining room. Just off the kitchen is main floor laundry and a half bathroom. Enjoy economical propane forced air heating and hot water. Never worry about about your roof as a metal replacement was recently added. This home is a fixer upper with a multitude of potential for you to add your finishing touches. The owner is offering a $5000.00 credit for new flooring. The home is located in a park setting with a monthly lot rent of $460.00 which includes sewer and trash. Call to make your appointment today!

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,545 · $129/mo
• Expected delta: +$430/yr (+$36/mo · 38.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,863
• − Mortgage interest: −$7,002
• − Property taxes: −$1,114
• − Insurance: −$625
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − HOA: −$7,080
• − Depreciation: −$3,636
• Taxable loss: −$1,093
• Est. tax savings @ 24.0%: +$262
• After-tax cash flow: $849/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: Lehighton Area SD
• NCES district ID: 4213500
• Math proficiency: 32% ▼ -7.00%
• Reading proficiency: 50% ▼ -11.00%
• Median HH income: $51,115
• Composite: 35.36/100
• National rank: #4958
• State rank: #336 of 539 in PA

Livability — Mahoning

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

Census & demographics

• Population (ZIP): 19,121

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 6% Polish 5% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.77%
• Current HPI: 187.4645
• 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

+42.3% since first listed

4 events — show timeline

• 2026-05-26 Listed $135,000 GLVRMLS
• 2023-08-28 Sold (MLS) $83,000 BRIGHT MLS
• 2023-08-01 Pending — BRIGHT MLS
• 2023-07-28 Listed $94,900 BRIGHT MLS

Property tax history

+1.8%/yr

Latest (2026): $1,114 · +0.8% YoY. Source: county tax records.