41 Northview Ave · Harveys Lake, PA 18618

$119,000

3 bd · 1.0 ba · 576 sqft · Manufactured public records · 21 Days on market

Built 1972 ↓ 40% 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice manufactured home is on a double lot. 3 bedrooms, 1 bath with a new metal roof, siding, hardwood flooring, newer electrical service & windows & much more to offer. Home has working sewer. Needs a new well. The property includes a total of 9 lots , 2 Sewer permits with the additional lots, 40 Ft road giving access to additional lots. Zoned R2.

Key facts

• Hardwood flooring
• Total of 9 lots
• New metal roof

Tags

• DOUBLE LOT
• NEW METAL ROOF
• HARDWOOD FLOORING
• NEWER ELECTRICAL SERVICE
• TOTAL OF 9 LOTS
• 2 SEWER PERMITS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $119k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#923 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, amenities F, commute F.
• Lake-Lehman SD (rural): math 39% / reading 59% proficiency, ranked #176 of 539 in PA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 36 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($823 loan paydown + $2k appreciation (1.7% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.43%
• DSCR: 1.95
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.33×
• Total profit: $44,311
• Equity at exit: $45,123

10-year hold

• IRR: 27.0%
• Equity multiple: 4.45×
• Total profit: $114,920
• Equity at exit: $63,613

Cash invested: $33,320 (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 18618

• Home prices YoY: 0.6%
• Active inventory: 36
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$35 /mo · $416/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $595

Break-even live

Break-even rent $897

Max offer price $119,000

Occupancy floor 59%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 21 DOM
2. 2026-06-17
   days on market $119,000 Active 20 DOM
3. 2026-06-16
   days on market $119,000 Active 19 DOM
4. 2026-06-15
   days on market $119,000 Active 18 DOM
5. 2026-06-14
   days on market $119,000 Active 16 DOM
6. 2026-06-13
   days on market $119,000 Active 15 DOM
7. 2026-06-10
   days on market $119,000 Active 13 DOM
8. 2026-06-09
   days on market $119,000 Active 12 DOM
9. 2026-06-08
   days on market $119,000 Active 11 DOM
10. 2026-06-07
    days on market $119,000 Active 10 DOM
11. 2026-06-02
    days on market $119,000 Active 5 DOM
12. 2026-06-01
    days on market $119,000 Active 4 DOM
13. 2026-05-31
    days on market $119,000 Active 3 DOM
14. 2026-05-30
    days on market $119,000 Active 2 DOM
15. 2025-10-08
    listed $119,000 Active 361-char remark

    Show marketing remark (361 chars)

    Nice manufactured home is on a double lot. 3 bedrooms, 1 bath with a new metal roof, siding, hardwood flooring, newer electrical service & windows & much more to offer. Home has working sewer. Needs a new well. The property includes a total of 9 lots , 2 Sewer permits with the additional lots, 40 Ft road giving access to additional lots. Zoned R2.

16. 2024-10-25
    price $133,000
17. 2024-09-14
    price $139,000
18. 2022-10-13
    listed $199,000 Active

ⓘ 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: $416 · $35/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$732/yr (+$61/mo · 175.8%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,799
• − Mortgage interest: −$6,666
• − Property taxes: −$416
• − Insurance: −$595
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,462
• Taxable income: $5,492
• Est. tax owed @ 24.0%: −$1,318
• After-tax cash flow: $5,823/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: Lake-Lehman SD
• NCES district ID: 4213020
• Math proficiency: 39% ▼ -6.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $60,161
• Composite: 42.85/100
• National rank: #3129
• State rank: #176 of 539 in PA

Livability — Harveys Lake

• Score: 68/100
• State rank: #923
• US rank: #9992

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harveys Lake, PA
• City population: 3,583
• Population (ZIP): 3,583

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 17% Scotch-Irish 3% Subsaharan African 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 1.72%
• Current HPI: 314.2169
• 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

-40.2% since first listed

4 events — show timeline

• 2025-10-08 Listed $119,000 LCAR
• 2024-10-25 Price Changed $133,000 LCAR
• 2024-09-14 Price Changed $139,000 LCAR
• 2022-10-13 Listed $199,000 LCAR

Property tax history

+1.6%/yr

Latest (2026): $416 · +3.1% YoY. Source: county tax records.