454 1/2 Carver St · Larksville, PA 18651

$39,999

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 44 Days on market

Built 1993 Fair condition $38/sqft · 6% below area Est $42k · 6% under $455/mo HOA · 35% of rent ↓ 27% 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
• ARV discount +10.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this 3-bedroom, 2-bath mobile home located on a leased lot just outside the main section of Midtown Village Mobile Home Park--offering extra privacy while still being close to community amenities. This home features a private driveway for convenient off-street parking and easy access. The primary bedroom includes its own full bathroom, adding comfort and functionality.

Key facts

• Built 1993
• Listed 44 days

Property features AI

Finance

• HOA & community: Homeowners association with a $455 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One level
• Construction: Vinyl siding
• Exterior features: Leased lot; Residential zoning

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 5 rooms (bedroom count not specified separately)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#354 in PA, #3,113 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Wyoming Valley West SD (suburban): math 18% / reading 42% proficiency, ranked #445 of 539 in PA (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $38,799 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.28% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.60%
• DSCR: 2.45
• GRM: 2.5

CMA / ARV

• ARV (median comp): $42,500
• List price: $39,999
• Delta: -5.88%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Midtown Village Vlg	0.12mi	3/2.0	956 (-10%)	2mo	$42,500	$44	76
13 Midtown St	0.06mi	2/1.0 (-1)	966 (-9%)	10mo	$37,000	$38	65
421 Washington Ave	0.14mi	3/1.0	924 (-13%)	5mo	$50,000	$54	63
478 Carver St	0.04mi	2/1.0 (-1)	924 (-13%)	21mo	$39,900	$43	50

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: 28.1%
• Equity multiple: 2.18×
• Total profit: $13,194
• Equity at exit: $5,964

10-year hold

• IRR: 35.8%
• Equity multiple: 4.36×
• Total profit: $37,656
• Equity at exit: $3,458

Cash invested: $11,200 (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 18651

• Home prices YoY: -11.5%
• Active inventory: 61
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,311 high
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• HOA: −$455
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $304

Break-even live

Break-even rent $926

Max offer price $39,999

Occupancy floor 72%

Sensitivity live

Price	-10% $332	-5% $318	+0% $304	+5% $290	+10% $277
Rent	-10% $201	-5% $252	+0% $304	+5% $356	+10% $408
Rate	-1.0pp $324	-0.5pp $314	base $304	+0.5pp $294	+1.0pp $283

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Gould St Plymouth, PA	2.0	1.0	985	$1,150	$1.17	21d	1	0.34mi
48 E Shawnee Ave Plymouth, PA	3.0	1.0	1500	$1,250	$0.83	14d	1	0.52mi
210-212 Center Ave Plymouth, PA	3.0	1.0	1300	$1,200	$0.92	44d	1	0.54mi
229 Nesbitt St Larksville, PA	3.0	1.0	1000	$1,250	$1.25	44d	1	0.71mi
206 Nesbitt St Larksville, PA	3.0	1.0	980	$1,325	$1.35	44d	1	0.72mi
100 Nesbitt St Unit 2 Larksville, PA	2.0	1.0	1200	$1,295	$1.08	44d	1	0.72mi
338 W Shawnee Ave Plymouth, PA	2.0	1.5	945	$1,550	$1.64	14d	1	0.90mi
202 S Nesbitt St Unit 206 B Larksville, PA	3.0	1.0	1100	$1,500	$1.36	44d	1	0.90mi
463 2nd St Plymouth, PA	3.0	1.0	1250	$1,500	$1.20	44d	1	1.02mi
134 Blair St Plymouth, PA	3.0	1.0	1300	$1,300	$1.00	21d	1	1.18mi
546 W Main St Plymouth, PA	2.0	1.0	750	$1,150	$1.53	21d	1	1.24mi
72 Franklin St Plymouth, PA	2.0	1.0	750	$1,175	$1.57	14d	1	1.26mi
617 Fellows Ave Wilkes-Barre, PA	4.0	1.0	1100	$1,395	$1.27	14d	1	1.26mi
29 Franklin St Plymouth, PA	3.0	1.0	1426	$1,800	$1.26	14d	1	1.29mi

HOA detail

• Monthly dues: $455 · $5,460/yr

Listing history 19 events

1. 2026-06-18
   days on market $39,999 Active 44 DOM
2. 2026-06-17
   days on market $39,999 Active 43 DOM
3. 2026-06-16
   days on market $39,999 Active 42 DOM
4. 2026-06-15
   days on market $39,999 Active 41 DOM
5. 2026-06-14
   days on market $39,999 Active 39 DOM
6. 2026-06-13
   days on market $39,999 Active 38 DOM
7. 2026-06-10
   days on market $39,999 Active 36 DOM
8. 2026-06-09
   days on market $39,999 Active 35 DOM
9. 2026-06-09
   price $39,999 Active 34 DOM
10. 2026-06-08
    days on market $49,999 Active 34 DOM
11. 2026-06-07
    days on market $49,999 Active 33 DOM
12. 2026-06-05
    days on market $49,999 Active 30 DOM
13. 2026-06-02
    days on market $49,999 Active 28 DOM
14. 2026-06-01
    days on market $49,999 Active 27 DOM
15. 2026-05-31
    days on market $49,999 Active 26 DOM
16. 2026-05-30
    days on market $49,999 Active 25 DOM
17. 2026-05-07
    price $49,999 386-char remark
18. 2026-05-05
    listed $54,999 Active 386-char remark
19. 2026-03-30
    price $54,999

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,731
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$200
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − HOA: −$5,460
• − Depreciation: −$1,164
• Taxable income: $3,550
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $2,799/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 mobile home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering and peeling
• Major interior paint — Worn and outdated
• Minor kitchen cabinets — Basic and dated design

Value-add opportunities

• Both Exterior siding replacement — Enhances curb appeal and value
• Both Interior paint refresh — Updates the look and feel
• Both Kitchen updates — Modernizes the space and increases functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering and peeling	Major	$15,000–50,000
interior paint · Worn and outdated	Major	$15,000–50,000
kitchen cabinets · Basic and dated design	Minor	$500–3,000
Total estimated repair cost · 3 items		$30,500–103,000

Value-add ROI direction

• Both Exterior siding replacement — Enhances curb appeal and value ↑
• Both Interior paint refresh — Updates the look and feel ↑
• Both Kitchen updates — Modernizes the space and increases functionality ↑

ⓘ 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: Wyoming Valley West SD
• NCES district ID: 4225950
• Math proficiency: 18% ▼ -11.00%
• Reading proficiency: 42% ▼ -12.00%
• Median HH income: $42,437
• Composite: 25.38/100
• National rank: #7470
• State rank: #445 of 539 in PA

Livability — Larksville

• Score: 77/100
• State rank: #354
• US rank: #3113

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Larksville, PA
• Population (ZIP): 8,672

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 3% Dominican 5%
• Common ancestry: Romanian 19% Scotch-Irish 2% Iranian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 7% 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: ▼ -29.78%
• Current HPI: 229.6791
• 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

-27.3% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $39,999 LCAR
• 2026-05-07 Price Changed $49,999 LCAR
• 2026-05-05 Listed $54,999 LCAR
• 2026-03-30 Price Changed $54,999 LCAR