286-126 Lower Nis Hollow Dr · Parryville, PA 18235

$49,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured · 129 Days on market

Built 1994 Fair condition $46/sqft · at area comps Est $48k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.9/15.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Monthly Lot Rent is $525. School Tax is $400 yearly. Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures--low-maintenance living with high appeal at a price that's hard to beat!

Key facts

• Covered front porch
• Community setting
• Extra storage

Tags

• PRIVATE PRIMARY SUITE
• WALK-IN CLOSET
• COVERED FRONT PORCH
• IN-UNIT LAUNDRY
• EXTRA STORAGE
• COMMUNITY SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($975 rent vs $50k).
• Recommended offer: $44k (12.0% 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: schools F, 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.
• Market conditions: 139 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $8k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
7. 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.
8. 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: 1.95% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.54%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (median comp): $48,193
• List price: $49,900
• Delta: 3.54%
• Verdict: FAIR
• Comps: 2 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	0.20mi	3/2.0	980 (-9%)	4mo	$55,000	$56	72
58 Shawnee Ln	0.13mi	3/1.0	980 (-9%)	9mo	$45,000	$46	67

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $19,023
• Equity at exit: $7,440

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $51,513
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $975 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $425

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 51%

Sensitivity live

Price	-10% $460	-5% $443	+0% $425	+5% $408	+10% $391
Rent	-10% $348	-5% $387	+0% $425	+5% $464	+10% $502
Rate	-1.0pp $451	-0.5pp $438	base $425	+0.5pp $412	+1.0pp $399

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: $12,475
• Closing costs: $1,497
• 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	3d	1	1.34mi

Listing history 17 events

1. 2026-06-15
   status $49,900 Pending 129 DOM
2. 2026-06-15
   days on market $49,900 Active 129 DOM
3. 2026-06-14
   days on market $49,900 Active 127 DOM
4. 2026-06-10
   days on market $49,900 Active 124 DOM
5. 2026-06-09
   days on market $49,900 Active 123 DOM
6. 2026-06-08
   days on market $49,900 Active 122 DOM
7. 2026-06-07
   days on market $49,900 Active 121 DOM
8. 2026-06-03
   days on market $49,900 Active 117 DOM
9. 2026-06-02
   days on market $49,900 Active 116 DOM
10. 2026-06-01
    days on market $49,900 Active 115 DOM
11. 2026-05-31
    days on market $49,900 Active 114 DOM
12. 2026-05-31
    days on market $49,900 Active 113 DOM
13. 2026-03-13
    status Active 635-char remark

    Show marketing remark (635 chars)

    Monthly Lot Rent is $525. School Tax is $400 yearly. Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures--low-maintenance living with high appeal at a price that's hard to beat!

14. 2026-01-19
    status Pending 635-char remark

    Show marketing remark (635 chars)

    Monthly Lot Rent is $525. School Tax is $400 yearly. Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures--low-maintenance living with high appeal at a price that's hard to beat!

15. 2026-01-08
    price $49,900 635-char remark

    Show marketing remark (635 chars)

    Monthly Lot Rent is $525. School Tax is $400 yearly. Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures--low-maintenance living with high appeal at a price that's hard to beat!

16. 2025-12-15
    listed $57,500 Active 635-char remark

    Show marketing remark (635 chars)

    Monthly Lot Rent is $525. School Tax is $400 yearly. Step into easy, affordable living with this charming 3-bedroom, 2-bath manufactured home in Lehighton! Featuring a bright open layout, an inviting electric fireplace, eat-in kitchen, and a private primary suite with walk-in closet and full bath, this home is both comfortable and functional. Relax on the covered front porch, enjoy the convenience of in-unit laundry and extra storage in the shed, and take advantage of a community setting just minutes from Route 209, shopping, dining, and outdoor adventures--low-maintenance living with high appeal at a price that's hard to beat!

17. 2017-04-04
    listed $24,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $11,700
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$936
• − Management: −$936
• − Depreciation: −$1,452
• Taxable income: $4,583
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $4,005/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. The kitchen and bathroom need updates, and the exterior siding and interior walls need fresh paint. Landscaping and a fresh coat of paint would significantly enhance the home's curb appeal and value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear
• Moderate exterior siding — weathered and faded
• Minor interior walls — faded paint

Value-add opportunities

• Resale update kitchen cabinets — modernizing kitchen
• Resale update bathroom fixtures — modernizing bathroom
• Resale paint interior walls — refreshing interior
• Resale repair exterior siding — improving curb appeal
• Both landscaping — enhancing curb appeal and increasing property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
exterior siding · weathered and faded	Moderate	$3,000–15,000
interior walls · faded paint	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Resale update kitchen cabinets — modernizing kitchen ↑
• Resale update bathroom fixtures — modernizing bathroom ↑
• Resale paint interior walls — refreshing interior ↑
• Resale repair exterior siding — improving curb appeal ↑
• Both landscaping — enhancing curb appeal and increasing property 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: 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

+100.4% since first listed

5 events — show timeline

• 2026-03-13 Relisted — PMAR
• 2026-01-19 Pending — PMAR
• 2026-01-08 Price Changed $49,900 PMAR
• 2025-12-15 Listed $57,500 PMAR
• 2017-04-04 Listed $24,900 PMAR