11 1st Ln · Ross, PA 18621

$64,500

3 bd · 2.0 ba · 1,068 sqft · Manufactured public records · 52 Days on market

Built 1983 $60/sqft · 222% above area

---

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 +4.5/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SWEET VALLEY SENIOR MOBILE HOME COMMUNITY, SPACE RENT $460 PER MONTH, INCLUDES WATER, SEWER & GARBAGE. NEW FLOORS & CARPET THROUGHOUT.

Key facts

• New floors
• Built 1983
• Listed 52 days

Tags

• NEW FLOORS

Property features AI

Exterior

• Home design: Residential mobile home; One level
• Construction: Vinyl siding
• Exterior features: Cleared lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Forced air heating
• Interior features: Eat-in kitchen; 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $604 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $64k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lake-Lehman SD (rural): math 39% / reading 59% proficiency, ranked #176 of 539 in PA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $626 of value loss. Plan a longer hold.
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,565 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.93% ✓
• Cap rate: 17.54%
• Cash-on-cash: 40.16%
• DSCR: 2.79
• GRM: 4.3

CMA / ARV

• ARV (median comp): $20,000
• List price: $64,500
• Delta: 222.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 2.87×
• Total profit: $33,704
• Equity at exit: $15,658

10-year hold

• IRR: 43.8%
• Equity multiple: 5.66×
• Total profit: $84,173
• Equity at exit: $16,517

Cash invested: $18,060 (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 18621

• Home prices YoY: -0.3%
• Active inventory: 19
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$14 /mo · $173/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $604

Break-even live

Break-even rent $480

Max offer price $64,500

Occupancy floor 46%

Sensitivity live

Price	-10% $641	-5% $623	+0% $604	+5% $586	+10% $568
Rent	-10% $506	-5% $555	+0% $604	+5% $654	+10% $703
Rate	-1.0pp $637	-0.5pp $621	base $604	+0.5pp $588	+1.0pp $571

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $64,500 Active 52 DOM
2. 2026-06-17
   days on market $64,500 Active 51 DOM
3. 2026-06-16
   days on market $64,500 Active 50 DOM
4. 2026-06-15
   days on market $64,500 Active 49 DOM
5. 2026-06-14
   days on market $64,500 Active 47 DOM
6. 2026-06-13
   days on market $64,500 Active 46 DOM
7. 2026-06-10
   days on market $64,500 Active 44 DOM
8. 2026-06-09
   days on market $64,500 Active 43 DOM
9. 2026-06-08
   days on market $64,500 Active 42 DOM
10. 2026-06-07
    days on market $64,500 Active 41 DOM
11. 2026-06-02
    days on market $64,500 Active 36 DOM
12. 2026-06-01
    days on market $64,500 Active 35 DOM
13. 2026-05-31
    days on market $64,500 Active 34 DOM
14. 2026-05-30
    days on market $64,500 Active 33 DOM
15. 2026-04-27
    listed $64,500 Active 146-char remark

ⓘ 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: $173 · $14/mo
• Projected year-2 tax: $596 · $50/mo
• Expected delta: +$423/yr (+$35/mo · 244.2%)

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

Taxation est. · year 1

• Rental income: $14,947
• − Mortgage interest: −$3,613
• − Property taxes: −$173
• − Insurance: −$322
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$1,876
• Taxable income: $6,571
• Est. tax owed @ 24.0%: −$1,577
• After-tax cash flow: $5,677/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: Lake-Lehman SD
• NCES district ID: 4213020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $60,161
• Composite: 42.85/100
• National rank: #3129
• State rank: #176 of 539 in PA

Livability — Ross

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

Census & demographics

• Population (ZIP): 4,903

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Romanian 22% Iranian 2% Lithuanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.97%
• Current HPI: 282.6249
• 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

• 2026-04-27 Listed $64,500 LCAR

Property tax history

+1.6%/yr

Latest (2026): $173 · +1.9% YoY. Source: county tax records.