29 Cherokee Ln · Parryville, PA 18235

$74,995

3 bd · 2.0 ba · 960 sqft · Manufactured · 61 Days on market

Manufactured home Built 1990 $78/sqft · 81% above area $50/mo HOA · 7% 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 +16.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

Key facts

• Double-wide home
• Generously sized lot
• Outdoor space

Tags

• DOUBLE-WIDE HOME
• NIS HOLLOW ESTATES COMMUNITY
• GENEROUSLY SIZED LOT
• OUTDOOR SPACE
• CONVENIENT STORAGE BUILDING
• FUNCTIONAL LAYOUT

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $595 (includes trash and grounds maintenance); Derived monthly association fee approximately $49.58; Association lists no additional amenities

Exterior

• Home design: Residential mobile home; Double wide
• Construction: Vinyl skirting
• Exterior features: Located in the Nis Hollow Estates subdivision; Zoned residential

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating
• Interior features: Unfurnished; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $48 ($575/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($751 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#985 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Lehighton Area Elementary Center (math 37% / reading 54%, grade D-, #801 of 1,518 statewide, top 53%, 998 students, 55% FRL); Lehighton Area Ms (math 21% / reading 47%, grade F, #334 of 512 statewide, top 67%, 513 students, 52% FRL); Lehighton Area Hs (math 62%, 660 students, 52% FRL).
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $518 of loan paydown is wiped out by about $2k 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 61 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $70,495 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 8.3

CMA / ARV

• ARV (median comp): $41,387
• List price: $74,995
• Delta: 81.20%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Apache Ln	0.06mi	3/2.0	980 (+2%)	4mo	$55,000	$56	90
58 Shawnee Ln	0.13mi	3/1.0	980 (+2%)	9mo	$45,000	$46	79

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-9,075
• Equity at exit: $11,182

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-3,863
• Equity at exit: $6,484

Cash invested: $20,999 (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: 145
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $751 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$31
• HOA: −$50
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $48

Break-even live

Break-even rent $690

Max offer price $74,995

Occupancy floor 89%

Sensitivity live

Price	-10% $90	-5% $69	+0% $48	+5% $27	+10% $5
Rent	-10% $-11	-5% $18	+0% $48	+5% $78	+10% $107
Rate	-1.0pp $86	-0.5pp $67	base $48	+0.5pp $28	+1.0pp $9

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: $18,749
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Bridge St Unit A Weissport, PA	2.0	1.0	900	$975	$1.08	5d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 29 events

1. 2026-06-23
   days on market $74,995 Active 61 DOM
2. 2026-06-21
   days on market $74,995 Active 60 DOM
3. 2026-06-18
   days on market $74,995 Active 57 DOM
4. 2026-06-17
   days on market $74,995 Active 56 DOM
5. 2026-06-16
   days on market $74,995 Active 55 DOM
6. 2026-06-15
   days on market $74,995 Active 54 DOM
7. 2026-06-14
   days on market $74,995 Active 52 DOM
8. 2026-06-10
   days on market $74,995 Active 49 DOM
9. 2026-06-09
   days on market $74,995 Active 48 DOM
10. 2026-06-08
    days on market $74,995 Active 47 DOM
11. 2026-06-07
    days on market $74,995 Active 46 DOM
12. 2026-06-03
    days on market $74,995 Active 42 DOM
13. 2026-06-02
    days on market $74,995 Active 41 DOM
14. 2026-06-01
    days on market $74,995 Active 40 DOM
15. 2026-05-31
    days on market $74,995 Active 39 DOM
16. 2026-05-31
    days on market $74,995 Active 38 DOM
17. 2026-05-09
    price $74,995 983-char remark
18. 2026-04-02
    listed $84,995 Active 983-char remark
19. 2024-02-09
    soldstatus $65,000 Closed 505-char remark

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

20. 2024-02-09
    soldstatus $65,000 Sold

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

21. 2024-02-09
    soldstatus $65,000 Closed

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

22. 2024-01-19
    status Pending

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

23. 2024-01-19
    status Pending

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

24. 2023-12-15
    price $65,000

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

25. 2023-12-15
    price $65,000

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

26. 2023-12-15
    price $65,000 505-char remark

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

27. 2023-11-09
    listed $75,000 Active 505-char remark

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

28. 2023-11-09
    listed $75,000 Active

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

29. 2023-11-09
    listed $75,000 Active

    Show marketing remark (505 chars)

    Easy livin!! Double Wide mobile home on the edge of park overlooking the countryside. Enjoy mornings watching the wildlife and enjoying your coffee from the front porch. Spacious living room opens into the eat-in kitchen with plenty of cabinet and counter space. The convenient first floor laundry makes your laundry day easy peasy! The master bedroom has a private master bath and walk-in closet. Two additional bedrooms near the second main bath for easy family bath time! Convenient living at its best.

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,017 · $85/mo
• Expected delta: +$168/yr (+$14/mo · 19.8%)

ⓘ 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 11% 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: $9,009
• − Mortgage interest: −$4,201
• − Property taxes: −$848
• − Insurance: −$375
• − Repairs & maintenance: −$721
• − Management: −$721
• − HOA: −$600
• − Depreciation: −$2,182
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $728/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 — Parryville

• Score: 67/100
• State rank: #985
• US rank: #10814

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 314
• 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

-0.0% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $74,995 PMAR
• 2026-04-02 Listed $84,995 PMAR
• 2024-02-09 Sold (MLS) $65,000 BRIGHT MLS
• 2024-02-09 Sold (MLS) $65,000 GLVRMLS
• 2024-02-09 Sold (MLS) $65,000 PMAR
• 2024-01-19 Pending — BRIGHT MLS
• 2024-01-19 Pending — GLVRMLS
• 2023-12-15 Price Changed $65,000 BRIGHT MLS
• 2023-12-15 Price Changed $65,000 GLVRMLS
• 2023-12-15 Price Changed $65,000 PMAR
• 2023-11-09 Listed $75,000 BRIGHT MLS
• 2023-11-09 Listed $75,000 GLVRMLS
• 2023-11-09 Listed $75,000 PMAR

Property tax history

+1.8%/yr

Latest (2026): $848 · +0.8% YoY. Source: county tax records.