44 Albatross Dr · Dewart, PA 17777

$32,000

3 bd · 1.0 ba · 1,120 sqft · Manufactured · 45 Days on market

Built 1992 $29/sqft · 64% below area ↓ 15% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this generously sized home with a paved driveway. Several key updates already completed, including a recently serviced/new parts added furnace, new entry ramp, and newer dishwasher. Oil tank is full for added convenience. Home will benefit from some cosmetic updates, and seller is offering a credit towards flooring repairs, making this a great chance for customization to your liking! Potential buyers will need to submit an application for park approval.

Key facts

• Built 1992
• Listed 44 days

Property features AI

Finance

• Other: Built area listed as 1,120 above-grade finished square feet
• HOA & community: Homeowners association with monthly fee

Exterior

• Parking: No designated parking; Other parking: 2
• Utilities: Public water; Public sewer
• Home design: Mobile home (residential); Leased lot; Zoning: VCD
• Construction: Vinyl siding; No basement
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Has heating
• Interior features: Window coverings; Accessible entrance
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $32k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $32k).
• Recommended offer: $31k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#1,077 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: schools D+, employment D, health & safety D.
• Warrior Run SD (rural): math 40% / reading 55% proficiency, ranked #229 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $221 of loan paydown is wiped out by about $960 of value loss. Plan a longer hold.
• Northumberland County population projected at -11% 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($31k) is reasonable based on typical stale-listing flexibility.

Recommended offer $31,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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. Schools are D-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: 3.58% ✓
• Cap rate: 31.78%
• Cash-on-cash: 91.03%
• DSCR: 5.05
• GRM: 2.3

CMA / ARV

• ARV (median comp): $90,000
• List price: $32,000
• Delta: -64.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Blue Jay Dr	0.09mi	3/2.0	980 (-12%)	15mo	$80,000	$82	58

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: 91.8%
• Equity multiple: 5.26×
• Total profit: $38,127
• Equity at exit: $4,771

10-year hold

• IRR: 94.6%
• Equity multiple: 10.94×
• Total profit: $89,028
• Equity at exit: $2,767

Cash invested: $8,960 (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 17777

• Home prices YoY: -28.3%
• Active inventory: 29
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$168
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$13
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $680

Break-even live

Break-even rent $287

Max offer price $32,000

Occupancy floor 36%

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $32,000 Active 45 DOM
2. 2026-06-18
   days on market $32,000 Active 44 DOM
3. 2026-06-17
   days on market $32,000 Active 43 DOM
4. 2026-06-16
   days on market $32,000 Active 42 DOM
5. 2026-06-15
   days on market $32,000 Active 41 DOM
6. 2026-06-14
   days on market $32,000 Active 39 DOM
7. 2026-06-12
   days on market $32,000 Active 38 DOM
8. 2026-06-09
   days on market $32,000 Active 35 DOM
9. 2026-06-08
   days on market $32,000 Active 34 DOM
10. 2026-06-07
    days on market $32,000 Active 33 DOM
11. 2026-06-03
    days on market $32,000 Active 29 DOM
12. 2026-06-02
    days on market $32,000 Active 28 DOM
13. 2026-06-01
    days on market $32,000 Active 27 DOM
14. 2026-05-31
    days on market $32,000 Active 26 DOM
15. 2026-05-30
    days on market $32,000 Active 25 DOM
16. 2026-05-15
    price $32,000 479-char remark
17. 2026-05-05
    listed $37,500 Active 479-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: $545 · $45/mo
• Projected year-2 tax: $545 · $45/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,766
• − Mortgage interest: −$1,792
• − Property taxes: −$545
• − Insurance: −$160
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$931
• Taxable income: $8,135
• Est. tax owed @ 24.0%: −$1,952
• After-tax cash flow: $6,204/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: Warrior Run SD
• NCES district ID: 4224870
• Math proficiency: 40% ▼ -17.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $49,500
• Composite: 40.61/100
• National rank: #3694
• State rank: #229 of 539 in PA

Livability — Dewart

• Score: 66/100
• State rank: #1077
• US rank: #12168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 38
• Population (ZIP): 6,801

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Polish 7% Iranian 5% Romanian 3%
• Foreign-born: 1% · China
• Languages at home: 95% English-only · German/W. Germanic 4% Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.09%
• Current HPI: 167.5594
• 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

-14.7% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $32,000 CSVBR
• 2026-05-05 Listed $37,500 CSVBR

Property tax history

+3.1%/yr

Latest (2026): $545 · +1.6% YoY. Source: county tax records.