134 Starview Dr · Lime Ridge, PA 18603

$87,500

4 bd · 2.0 ba · 1,680 sqft · Manufactured · 120 Days on market

Built 1997 $52/sqft · 46% above area Est $60k · 46% over

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Why this score? — see what drove the C+ 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
• Schools +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A motivated seller! Large 4 bedroom, 2 bath manufactured double-wide house w/ large, well-lit rooms on leased land--yes, there is lot rent. Seller has done everything to this spacious house: 2019 roof, custom window shades: new furnace/heat pump, Corian countertops, new flooring throughout, new rear porch, new skirting. Corner lot in level area at end of cul-de-sac. Beautiful sunrises & sunsets. New shed. Buyer must be tenant approved by Brookside Village to lease land (currently $674/month). Or move this great home to another location.

Key facts

• Built 1997
• Listed 120 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $80k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#848 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Central Columbia SD (suburban): math 58% / reading 73% proficiency, ranked #51 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Columbia El Sch (math 61% / reading 74%, grade B+, #192 of 1,518 statewide, top 13%, 699 students, 37% FRL); Central Columbia Ms (math 51% / reading 73%, grade B+, #32 of 512 statewide, top 7%, 612 students, 37% FRL); Central Columbia Shs (math 82%, 597 students, 27% FRL).
• Market conditions: 86 active listings in the ZIP; 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 $605 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $52k; list at $88k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: 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 $79,625 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.81% ✓
• Cap rate: 15.13%
• Cash-on-cash: 31.58%
• DSCR: 2.41
• GRM: 4.6

CMA / ARV

• ARV (median comp): $59,781
• List price: $87,500
• Delta: 46.37%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $19,010
• Equity at exit: $13,047

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $59,569
• Equity at exit: $7,565

Cash invested: $24,500 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,581 medium
• Mortgage (P&I): −$459
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$36
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $520

Break-even live

Break-even rent $923

Max offer price $87,500

Occupancy floor 62%

Sensitivity live

Price	-10% $569	-5% $544	+0% $520	+5% $495	+10% $470
Rent	-10% $395	-5% $457	+0% $520	+5% $582	+10% $644
Rate	-1.0pp $564	-0.5pp $542	base $520	+0.5pp $497	+1.0pp $474

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: $21,875
• Closing costs: $2,625
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   status $87,500 Pending 120 DOM
2. 2026-06-03
   days on market $87,500 Active 120 DOM
3. 2026-06-02
   days on market $87,500 Active 119 DOM
4. 2026-06-01
   days on market $87,500 Active 118 DOM
5. 2026-05-31
   days on market $87,500 Active 117 DOM
6. 2026-05-30
   days on market $87,500 Active 116 DOM
7. 2026-03-20
   price $87,500 550-char remark

   Show marketing remark (550 chars)

   A motivated seller! Large 4 bedroom, 2 bath manufactured double-wide house w/ large, well-lit rooms on leased land--yes, there is lot rent. Seller has done everything to this spacious house: 2019 roof, custom window shades: new furnace/heat pump, Corian countertops, new flooring throughout, new rear porch, new skirting. Corner lot in level area at end of cul-de-sac. Beautiful sunrises & sunsets. New shed. Buyer must be tenant approved by Brookside Village to lease land (currently $674/month). Or move this great home to another location.

8. 2026-02-03
   listed $90,000 Active 550-char remark

   Show marketing remark (550 chars)

   A motivated seller! Large 4 bedroom, 2 bath manufactured double-wide house w/ large, well-lit rooms on leased land--yes, there is lot rent. Seller has done everything to this spacious house: 2019 roof, custom window shades: new furnace/heat pump, Corian countertops, new flooring throughout, new rear porch, new skirting. Corner lot in level area at end of cul-de-sac. Beautiful sunrises & sunsets. New shed. Buyer must be tenant approved by Brookside Village to lease land (currently $674/month). Or move this great home to another location.

9. 2023-01-30
   soldstatus $52,000 Closed
10. 2023-01-08
    historical Active Under Contract
11. 2023-01-05
    listed $56,000 Active
12. 2018-10-22
    listed $35,000

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,343 · $112/mo
• Expected delta: +$39/yr (+$3/mo · 3.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,967
• − Mortgage interest: −$4,901
• − Property taxes: −$1,304
• − Insurance: −$1,940
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$2,545
• Taxable income: $5,242
• Est. tax owed @ 24.0%: −$1,258
• After-tax cash flow: $4,976/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: Central Columbia SD
• NCES district ID: 4205370
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $54,278
• Composite: 55.99/100
• National rank: #1195
• State rank: #51 of 539 in PA

Livability — Lime Ridge

• Score: 69/100
• State rank: #848
• US rank: #8903

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+150.0% since first listed

6 events — show timeline

• 2026-03-20 Price Changed $87,500 CSVBR
• 2026-02-03 Listed $90,000 CSVBR
• 2023-01-30 Sold (MLS) $52,000 CSVBR
• 2023-01-08 Contingent — CSVBR
• 2023-01-05 Listed $56,000 CSVBR
• 2018-10-22 Listed $35,000 CSVBR

Property tax history

+2.3%/yr

Latest (2026): $1,304 · +2.7% YoY. Source: county tax records.