270 E Sylvan Ave · Avis, PA 17721

$44,500

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 7 Days on market

Built 1993

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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
• Appreciation +6.8/10.0
• Schools +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Affordable living in a well-maintained community! This 3-bedroom, 1-bath single wide mobile home in Avis Manor Park may have a dated look, but it has been meticulously cared for over the years and is move-in ready. Features include a newer roof installed in 2024, comfortable living space, and low lot rent of just $335/month, which includes trash service. Located in a nice park setting, this home offers a great opportunity for affordable homeownership with pride of ownership throughout. Ask agent for info on lenders who specialize in this type of loan- as low as 5% down!

Key facts

• Newer roof
• Nice park setting
• Move in ready

Tags

• NEWER ROOF
• WELL MAINTAINED COMMUNITY
• MOVE IN READY
• NICE PARK SETTING

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Electric with circuit breakers
• Home design: Residential property
• Construction: Concrete and vinyl siding construction; Pillar/post/pier foundation; Metal roof; Built area above grade: 924
• Exterior features: Patio; Level, cleared lot

Interior

• Kitchen: Refrigerator; Range; Range hood
• Flooring: Linoleum; Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; No cooling
• Interior features: Open floor plan; Bar
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).

Location & tenants

• Location reads 74/100 on livability (#495 in PA, #4,563 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, employment D, amenities F.
• Jersey Shore Area SD (town): math 41% / reading 59% proficiency, ranked #179 of 539 in PA (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 44 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($308 loan paydown + $2k appreciation (3.6% local appreciation)).
• Clinton County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $44,500

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: 2.25% ✓
• Cap rate: 20.14%
• Cash-on-cash: 49.45%
• DSCR: 3.20
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 55.4%
• Equity multiple: 4.17×
• Total profit: $39,512
• Equity at exit: $21,555

10-year hold

• IRR: 54.4%
• Equity multiple: 8.47×
• Total profit: $93,076
• Equity at exit: $34,474

Cash invested: $12,460 (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 17721

• Home prices YoY: 2.1%
• Active inventory: 10
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$233
• Tax from tax record: −$25 /mo · $296/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $513

Break-even live

Break-even rent $350

Max offer price $44,500

Occupancy floor 44%

Sensitivity live

Price	-10% $539	-5% $526	+0% $513	+5% $501	+10% $488
Rent	-10% $434	-5% $474	+0% $513	+5% $553	+10% $592
Rate	-1.0pp $536	-0.5pp $525	base $513	+0.5pp $502	+1.0pp $490

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 4th St Unit 953 Jersey Shore, PA	2.0	1.0	655	$1,000	$1.53	44d	1	0.37mi

Listing history 7 events

1. 2026-06-03
   status $44,500 Pending 7 DOM
2. 2026-06-02
   days on market $44,500 Active 7 DOM
3. 2026-06-01
   days on market $44,500 Active 6 DOM
4. 2026-05-31
   days on market $44,500 Active 5 DOM
5. 2026-05-31
   days on market $44,500 Active 4 DOM
6. 2026-05-26
   listed $44,500 Active
7. 2006-06-13
   soldstatus $40,000

ⓘ 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: $296 · $25/mo
• Projected year-2 tax: $499 · $42/mo
• Expected delta: +$204/yr (+$17/mo · 68.9%)

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

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$2,493
• − Property taxes: −$296
• − Insurance: −$222
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$1,295
• Taxable income: $5,775
• Est. tax owed @ 24.0%: −$1,386
• After-tax cash flow: $4,776/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: Jersey Shore Area SD
• NCES district ID: 4212480
• Math proficiency: 41% ▼ -8.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $50,019
• Composite: 42.72/100
• National rank: #3165
• State rank: #179 of 539 in PA

Livability — Avis

• Score: 74/100
• State rank: #495
• US rank: #4563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,695

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 39,048 people
• By 2030: 38,812 · -0.6%
• By 2040: 38,011 · -2.7%
• By 2050: 36,931 · -5.4%
• By 2075: 34,077 · -12.7%
• By 2100: 29,683 · -24.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Romanian 7% Iranian 3% Slovak 2%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+40.9) · D 29.1% · R 70.0%
• 2008→2024 swing: -38.1pp toward R · 2008: -2.8pp · 2024: -40.9pp
• All cycles: 2024: R+40.9 2020: R+36.3 2016: R+34.8 2012: R+11.3 2008: R+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.61%
• Current HPI: 171.9875
• 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

+11.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $44,500 WBVAR
• 2006-06-13 Sold (Public Records) $40,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $296 · +0.7% YoY. Source: county tax records.