109 Somers Ln #109 · Lawrenceville, PA 16929

$49,995

2 bd · 2.0 ba · 1,095 sqft · Manufactured · 7 Days on market

Manufactured home Built 2009 Fair condition

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to this well-maintained 2-bedroom, 2-full bathroom single-wide manufactured home offering approximately 1,095 square feet of comfortable living space. The home features a functional layout with spacious living areas, a primary suite with its own full bath, and a deck perfect for enjoying your morning coffee or relaxing outdoors. Situated on a rented lot in a convenient location, lot rent is $395 includes trash removal, plus water and sewer. Whether you're looking to downsize or seeking an affordable housing option, this property offers great potential and low-maintenance living. Buyers must obtain park approval.

Key facts

• Primary suite
• Deck
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• PRIMARY SUITE
• DECK
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Financial info: Land lease fee applies
• HOA & community: Has land lease

Exterior

• Parking: No garage
• Utilities: Electricity connected; Public water connected; Sewer connected; High-speed internet available
• Home design: Single-story property; Single wide mobile home (Colony Factory Crafted Ho); Resale condition
• Construction: Frame construction with vinyl siding; Shingle roof; Pillar/post/pier and slab foundation; Existing structure
• Exterior features: Deck; Gravel driveway; Rectangular lot

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Vinyl; Varies
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Gas heating with forced air; Ductless heating option; Ductless cooling
• Interior features: Ceiling fans; Separate/formal living room; Primary suite / main level primary; Bedroom on main level; Other interior features (see remarks)
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#1,340 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Northern Tioga SD (rural): math 34% / reading 54% proficiency, ranked #301 of 539 in PA (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Russell B Walter El Sch (math 42% / reading 60%, grade C-, #636 of 1,518 statewide, top 42%, 493 students, 100% FRL); Williamson Shs (math 26% / reading 50%, grade F, #285 of 437 statewide, top 65%, 535 students, 100% FRL) — zoned schools average 100% FRL vs 45% district-wide (55 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 32 units permitted in Tioga County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (2.9% local appreciation)).
• Tioga County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $49,995

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.54% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.5%
• Equity multiple: 2.61×
• Total profit: $22,488
• Equity at exit: $22,171

10-year hold

• IRR: 29.1%
• Equity multiple: 5.07×
• Total profit: $56,974
• Equity at exit: $33,929

Cash invested: $13,999 (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 16929

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $263

Break-even live

Break-even rent $437

Max offer price $49,995

Occupancy floor 61%

Sensitivity live

Price	-10% $297	-5% $280	+0% $263	+5% $246	+10% $228
Rent	-10% $202	-5% $232	+0% $263	+5% $293	+10% $324
Rate	-1.0pp $288	-0.5pp $276	base $263	+0.5pp $250	+1.0pp $237

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: $12,499
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-22
   days on market $49,995 Active 7 DOM
2. 2026-06-21
   days on market $49,995 Active 6 DOM
3. 2026-06-21
   days on market $49,995 Active 5 DOM
4. 2026-06-18
   days on market $49,995 Active 3 DOM
5. 2026-06-17
   remarks 627-char remark
6. 2026-06-17
   days on market $49,995 Active 2 DOM
7. 2026-06-16
   remarks 597-char remark
8. 2026-06-16
   listed $49,995 Active 1 DOM

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $9,242
• − Mortgage interest: −$2,800
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,454
• Taxable income: $2,508
• Est. tax owed @ 24.0%: −$602
• After-tax cash flow: $2,553/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

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on exterior and interior painting to enhance its curb appeal and resale value.

Repairs flagged

• Moderate exterior siding — Worn appearance
• Major kitchen — No photos of the kitchen
• Major bathrooms — No photos of the bathrooms
• Minor landscaping — No photos of landscaping

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both paint interior walls — Improves interior appearance and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Worn appearance	Moderate	$3,000–15,000
kitchen · No photos of the kitchen	Major	$15,000–50,000
bathrooms · No photos of the bathrooms	Major	$15,000–50,000
landscaping · No photos of landscaping	Minor	$500–3,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both paint interior walls — Improves interior appearance and resale 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: Northern Tioga SD
• NCES district ID: 4217730
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 54% ▼ -4.00%
• Median HH income: $41,816
• Composite: 36.95/100
• National rank: #4534
• State rank: #301 of 539 in PA

Livability — Lawrenceville

• Score: 62/100
• State rank: #1340
• US rank: #16567

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,569

Population outlook (Tioga County) Hauer SSP2

• Today (2025): 40,253 people
• By 2030: 38,795 · -3.6%
• By 2040: 35,376 · -12.1%
• By 2050: 32,081 · -20.3%
• By 2075: 24,341 · -39.5%
• By 2100: 17,180 · -57.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Black 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 1% · China, Canada, Jamaica
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Tioga

• 2024 margin: Solid R (+51.8) · D 23.6% · R 75.4% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -27.4pp · 2024: -51.8pp
• All cycles: 2024: R+51.8 2020: R+51.2 2016: R+53.6 2012: R+34.8 2008: R+27.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.89%
• Current HPI: 315.5799
• 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

• 2026-06-15 Listed $49,995 UNYREIS