320 E 13th Lot #3 St · Berwick, PA 18603

$84,900

2 bd · 2.0 ba · 1,001 sqft · Manufactured · 14 Days on market

Built 2026 1,500 sqft lot $85/sqft · at area comps Est $89k · at est. ↓ 47% 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 +26.2/30.0
• ARV discount +9.5/15.0
• 1% rule +9.1/10.0
• DSCR +8.8/10.0
• Livability +3.8/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRAND NEW 2BR/1.75BA gem situated in Fairview Mobile Home Park! Experience luxury and convenience in this 2-bedroom, 1.75-bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan with vaulted ceilings and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a ceramic walk-in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for more details.

Key facts

• Private bath
• Walk-in closet
• Open layout

Tags

• OPEN LAYOUT
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• PRIVATE BATH
• WALK-IN CLOSET
• ENERGY-EFFICIENT CONSTRUCTION

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer; 100 Amp electric service; Underground utilities; Cable available
• Home design: Residential mobile home; New construction
• Construction: Vinyl siding; Shingle roof; No foundation details listed; Below-grade finished area present
• Exterior features: Deck; Porch; Sidewalks; Street lights; Lot dimensions approximately 75 x 20; Zoned R-2

Interior

• Kitchen: Microwave, Dishwasher, Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Microwave, Dishwasher, Refrigerator; 6 total rooms; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.3% vs local median 5.4% in Berwick — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#412 in PA, #3,762 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment 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.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.90%
• DSCR: 1.48
• GRM: 5.9

CMA / ARV

• ARV (median comp): $88,932
• List price: $84,900
• Delta: 1.09%
• Verdict: FAIR
• Comps: 6 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 3rd Ln	0.65mi	3/2.0 (+1)	950 (-5%)	0mo	$30,000	$32	56

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: -8.9%
• Equity multiple: 0.67×
• Total profit: $-7,796
• Equity at exit: $12,659

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $1,399
• Equity at exit: $7,341

Cash invested: $23,772 (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: 86
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$251 /mo · $3,018/yr
• Insurance: −$35
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $91

Break-even live

Break-even rent $1,085

Max offer price $84,900

Occupancy floor 87%

Sensitivity live

Price	-10% $139	-5% $115	+0% $91	+5% $67	+10% $43
Rent	-10% $-4	-5% $43	+0% $91	+5% $138	+10% $186
Rate	-1.0pp $133	-0.5pp $112	base $91	+0.5pp $69	+1.0pp $46

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 7th Ave Unit 2 Berwick, PA	1.0	1.0	900	$1,200	$1.33	44d	1	0.92mi

Listing history 23 events

1. 2026-06-19
   days on market $84,900 Active 14 DOM
2. 2026-06-18
   days on market $84,900 Active 13 DOM
3. 2026-06-17
   days on market $84,900 Active 12 DOM
4. 2026-06-16
   days on market $84,900 Active 11 DOM
5. 2026-06-15
   days on market $84,900 Active 10 DOM
6. 2026-06-14
   days on market $84,900 Active 8 DOM
7. 2026-06-12
   days on market $84,900 Active 7 DOM
8. 2026-06-09
   days on market $84,900 Active 4 DOM
9. 2026-06-08
   days on market $84,900 Active 3 DOM
10. 2026-06-07
    pricedays on marketlisting id $84,900 Active 2 DOM
11. 2026-06-02
    days on market $89,900 Active 133 DOM
12. 2026-06-01
    days on market $89,900 Active 132 DOM
13. 2026-05-31
    days on market $89,900 Active 131 DOM
14. 2026-05-30
    days on market $89,900 Active 130 DOM
15. 2026-04-07
    price $89,900 793-char remark

    Show marketing remark (793 chars)

    BRAND NEW 2BR/1.75BA gem situated in Fairview Mobile Home Park! Experience luxury and convenience in this 2-bedroom, 1.75-bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan with vaulted ceilings and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a ceramic walk-in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for more details.

16. 2026-01-20
    listed $99,900 Active 793-char remark

    Show marketing remark (793 chars)

    BRAND NEW 2BR/1.75BA gem situated in Fairview Mobile Home Park! Experience luxury and convenience in this 2-bedroom, 1.75-bathroom single-wide mobile home. Designed for modern living, it features a spacious open floor plan with vaulted ceilings and high-end finishes. The chef-inspired kitchen boasts stainless steel appliances perfect for party prep. Retreat to the master suite featuring a walk-in closet and a ceramic walk-in shower. Situated in a prime location just minutes from major shopping centers, grocery stores, and dining. Enjoy the perfect blend of a quiet neighborhood feel with urban convenience at your doorstep. Energy-efficient construction ensures low utility costs. Lot rent is $480.00 (trash included). Move-in ready. Call Michelle DeFranco 570-441-7856 for more details.

17. 2025-12-01
    soldstatus $634,500
18. 2023-03-03
    soldstatus $565,000
19. 2021-07-27
    soldstatus $275,000
20. 2016-08-12
    soldstatus $10,000 327-char remark

    Show marketing remark (327 chars)

    Furnished 3 bed/1 bath mobile home in a quiet park in East Berwick. Great starter or retirement home or an investment property. Conveniently located near schools, hospital, and shopping. Updates include new carpet throughout, renovated kitchen with gas stove, vinyl replacement windows and new bathroom pieces. Lot rent 280/mo

21. 2015-09-04
    listed $11,000 327-char remark

    Show marketing remark (327 chars)

    Furnished 3 bed/1 bath mobile home in a quiet park in East Berwick. Great starter or retirement home or an investment property. Conveniently located near schools, hospital, and shopping. Updates include new carpet throughout, renovated kitchen with gas stove, vinyl replacement windows and new bathroom pieces. Lot rent 280/mo

22. 2010-10-26
    soldstatus $325,000
23. 2001-01-19
    soldstatus $160,000

ⓘ 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: $3,018 · $251/mo
• Projected year-2 tax: $3,018 · $251/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone A · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $14,400
• − Mortgage interest: −$4,756
• − Property taxes: −$3,018
• − Insurance: −$1,927
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,470
• Taxable loss: −$74
• Est. tax savings @ 24.0%: +$18
• After-tax cash flow: $1,106/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 — Berwick

• Score: 76/100
• State rank: #412
• US rank: #3762

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berwick, PA
• Population (ZIP): 18,985

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

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 · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

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

-46.9% since first listed

10 events — show timeline

• 2026-06-05 Listed $84,900 CSVBR
• 2026-04-07 Price Changed $89,900 CSVBR
• 2026-01-20 Listed $99,900 CSVBR
• 2025-12-01 Sold (Public Records) $634,500 Public Records
• 2023-03-03 Sold (Public Records) $565,000 Public Records
• 2021-07-27 Sold (Public Records) $275,000 Public Records
• 2016-08-12 Sold (MLS) $10,000 CSVBR
• 2015-09-04 Listed $11,000 CSVBR
• 2010-10-26 Sold (Public Records) $325,000 Public Records
• 2001-01-19 Sold (Public Records) $160,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $3,018 · +2.2% YoY. Source: county tax records.