274 Birchwood Estates Ests · Exeter, PA 18643

$57,000

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 13 Days on market

Built 1983 Est $57k · 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 +7.7/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly located mobile home in Birchwood Village Estates. 2 bedrooms, 1 full bathroom, bonus area, in unit laundry, off street parking and lots of storage! Easy to show, reach out today for your tour!

Key facts

• Off street parking
• Updated windows
• New appliances

Tags

• BIRCHWOOD VILLAGE ESTATES
• BONUS FLEX ROOM
• IN UNIT LAUNDRY
• NEW APPLIANCES
• UPDATED WINDOWS
• OFF STREET PARKING

Property features AI

Finance

• Other: Property managed/listed by eXp NEPA

Exterior

• Utilities: Public water; Public sewer
• Home design: Mobile home; One story
• Construction: Aluminum, vinyl, and wood siding
• Exterior features: Residential zoning; Located in Birchwood Estates

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: One full bathroom
• Heating & cooling: Window unit cooling; Electric and oil heating with forced air
• Interior features: Eat-in kitchen; Electric water heater; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Cap rate 19.4% vs local median 4.1% in Exeter — 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 (#392 in PA, #3,546 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: schools C-, amenities F, commute F.
• Wyoming Area SD (suburban): math 24% / reading 51% proficiency, ranked #381 of 539 in PA (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k 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 (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.
• Current owner paid $40k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $57,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.14% ✓
• Cap rate: 19.42%
• Cash-on-cash: 46.89%
• DSCR: 3.09
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $57,288
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
199 Birchwood Vlg	0.17mi	2/2.0 (-1)	1,056 (+14%)	9mo	$65,000	$62	52

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: 44.2%
• Equity multiple: 2.91×
• Total profit: $30,467
• Equity at exit: $8,499

10-year hold

• IRR: 50.1%
• Equity multiple: 5.86×
• Total profit: $77,610
• Equity at exit: $4,928

Cash invested: $15,960 (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 18643

• Home prices YoY: -22.8%
• Active inventory: 59
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$15 /mo · $184/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $624

Break-even live

Break-even rent $428

Max offer price $57,000

Occupancy floor 44%

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 Roosevelt St Exeter, PA	2.0	1.0	1004	$1,175	$1.17	13d	1	0.28mi
187 Wyoming Ave Wyoming, PA	2.0	1.0	700	$1,300	$1.86	21d	1	0.46mi

Listing history 11 events

1. 2026-06-18
   days on market $57,000 Active 13 DOM
2. 2026-06-17
   days on market $57,000 Active 12 DOM
3. 2026-06-16
   days on market $57,000 Active 11 DOM
4. 2026-06-15
   days on market $57,000 Active 10 DOM
5. 2026-06-14
   days on market $57,000 Active 8 DOM
6. 2026-06-13
   days on market $57,000 Active 7 DOM
7. 2026-06-10
   days on market $57,000 Active 5 DOM
8. 2026-06-09
   days on market $57,000 Active 4 DOM
9. 2026-06-08
   days on market $57,000 Active 3 DOM
10. 2026-06-07
    remarks 290-char remark
11. 2026-06-07
    listed $57,000 Active 2 DOM

ⓘ 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: $184 · $15/mo
• Projected year-2 tax: $542 · $45/mo
• Expected delta: +$359/yr (+$30/mo · 195.3%)

ⓘ 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 ≥98°F today · 17 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: $14,607
• − Mortgage interest: −$3,193
• − Property taxes: −$184
• − Insurance: −$285
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,658
• Taxable income: $6,950
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $5,816/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: Wyoming Area SD
• NCES district ID: 4226730
• Math proficiency: 24% ▼ -23.00%
• Reading proficiency: 51% ▼ -13.00%
• Median HH income: $48,856
• Composite: 32.21/100
• National rank: #5776
• State rank: #381 of 539 in PA

Livability — Exeter

• Score: 76/100
• State rank: #392
• US rank: #3546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Exeter, PA
• Population (ZIP): 12,683

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Black 3% Two or more races 2%
• Common ancestry: Romanian 20% Scotch-Irish 5% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 2% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -76.48%
• Current HPI: 259.5339
• 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

+42.5% since first listed

4 events — show timeline

• 2026-06-05 Listed $57,000 LCAR
• 2024-05-06 Sold (MLS) $40,000 LCAR
• 2024-04-18 Pending — LCAR
• 2024-02-16 Listed $40,000 LCAR

Property tax history

+3.1%/yr

Latest (2026): $184 · +4.0% YoY. Source: county tax records.