7 Sky View Dr · Mount Cobb, PA 18436

$89,000

3 bd · 2.0 ba · 1,435 sqft · Manufactured · 76 Days on market

Built 1987 Average condition 9,148 sqft lot $62/sqft · 79% above area $580/mo HOA · 24% of rent ↓ 18% since listing

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Affordable Housing in Hiview Mobile Home Park is now available for new owners to move in and call it home! Located a short distance from the Mt Cobb Exit off Route 84 in Jefferson township, this location is perfect for a commuter or a quick trip to Scranton or the Poconos for work or play! Featuring a spacious Living Room - Dining Area Combo with a wood burning fireplace as the focal point of the room is perfect for those chilly nights or to create a warm and inviting ambiance when entertaining family and friends. The space is perfect for entertaining small or large groups in your new home! The spacious Kitchen has an Island for additional seating and plenty of built ins for storage. The adjoining open space with a desk can be utilized for an office, hobby or crafting area or additional storage space. The 3 bedrooms are spacious and include a primary suite with a full bath and plenty of closet space. The additional 2 bedrooms and full bath are on the opposite side of the living room offering plenty of privacy and solitude for everyone. This property has it all. .. location and space! North Pocono School District.

Key facts

• Spacious kitchen
• 9,148 sq ft lot
• 4 parking spots

Tags

• WOOD BURNING FIREPLACE
• SPACIOUS KITCHEN
• ISLAND FOR ADDITIONAL SEATING
• OPEN SPACE WITH A DESK
• NORTH POCONO SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $679 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $84k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#642 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($615 loan paydown + $9k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $83,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.67% ✓
• Cap rate: 15.45%
• Cash-on-cash: 32.69%
• DSCR: 2.45
• GRM: 3.1

CMA / ARV

• ARV (median comp): $49,750
• List price: $89,000
• Delta: 78.89%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Hi View Dr Lot 16	0.20mi	3/2.0	1,265 (-12%)	14mo	$80,000	$63	59
20 Hi View Dr Unit L 16	0.20mi	3/2.0	1,265 (-12%)	14mo	$80,000	$63	59
473 Cortez Rd	0.42mi	4/1.5 (+1)	1,536 (+7%)	4mo	$38,000	$25	58
15 Hi View (lot 2)	0.17mi	3/3.0	1,600 (+12%)	20mo	$92,900	$58	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 4.70×
• Total profit: $92,099
• Equity at exit: $80,178

10-year hold

• IRR: 43.2%
• Equity multiple: 10.55×
• Total profit: $237,996
• Equity at exit: $172,907

Cash invested: $24,920 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 337
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $2,372 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$580
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $679

Break-even live

Break-even rent $1,513

Max offer price $89,000

Occupancy floor 66%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $580 · $6,960/yr

Listing history 17 events

1. 2026-03-12
   listed $89,000 Active 1130-char remark

   Show marketing remark (1130 chars)

   Affordable Housing in Hiview Mobile Home Park is now available for new owners to move in and call it home! Located a short distance from the Mt Cobb Exit off Route 84 in Jefferson township, this location is perfect for a commuter or a quick trip to Scranton or the Poconos for work or play! Featuring a spacious Living Room - Dining Area Combo with a wood burning fireplace as the focal point of the room is perfect for those chilly nights or to create a warm and inviting ambiance when entertaining family and friends. The space is perfect for entertaining small or large groups in your new home! The spacious Kitchen has an Island for additional seating and plenty of built ins for storage. The adjoining open space with a desk can be utilized for an office, hobby or crafting area or additional storage space. The 3 bedrooms are spacious and include a primary suite with a full bath and plenty of closet space. The additional 2 bedrooms and full bath are on the opposite side of the living room offering plenty of privacy and solitude for everyone. This property has it all. .. location and space! North Pocono School District.

2. 2026-02-10
   price $99,000
3. 2026-02-10
   price $99,000
4. 2026-01-10
   price $99,100
5. 2026-01-10
   price $99,100
6. 2025-12-11
   price $99,200
7. 2025-12-11
   price $99,200
8. 2025-10-30
   price $99,300
9. 2025-10-30
   price $99,300
10. 2025-10-10
    price $99,400
11. 2025-10-10
    price $99,400
12. 2025-08-14
    price $99,500
13. 2025-08-14
    price $99,500
14. 2025-07-07
    price $106,500
15. 2025-07-07
    price $106,500
16. 2025-04-22
    listed $109,000 Active
17. 2025-04-21
    listed $109,000 Active

ⓘ 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 1/10 Low 6 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,464
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − HOA: −$6,960
• − Depreciation: −$2,589
• Taxable income: $7,595
• Est. tax owed @ 24.0%: −$1,823
• After-tax cash flow: $6,323/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

Average 55/100 Moderate rehab

This manufactured home requires moderate repairs and maintenance, with a focus on painting and flooring. Upgrades to the kitchen and bathrooms would significantly enhance its resale and rental value.

Repairs flagged

• Minor Paint — Some scuff marks on walls
• Minor Flooring — Some wear on carpet

Value-add opportunities

• Both Paint — Enhances curb appeal and interior aesthetics
• Both Flooring — Improves comfort and appearance
• Both Kitchen appliances — Modernizes the space and increases appeal
• Both Bathroom fixtures — Modernizes the space and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Some scuff marks on walls	Minor	$500–3,000
Flooring · Some wear on carpet	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Enhances curb appeal and interior aesthetics ↑
• Both Flooring — Improves comfort and appearance ↑
• Both Kitchen appliances — Modernizes the space and increases appeal ↑
• Both Bathroom fixtures — Modernizes the space and increases appeal ↑

ⓘ 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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Mount Cobb

• Score: 72/100
• State rank: #642
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Cobb, PA
• Population (ZIP): 13,225

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

-18.3% since first listed

17 events — show timeline

• 2026-03-12 Listed $89,000 PWMLS
• 2026-02-10 Price Changed $99,000 PMAR
• 2026-02-10 Price Changed $99,000 GSBR as distributed by MLS GRID
• 2026-01-10 Price Changed $99,100 PMAR
• 2026-01-10 Price Changed $99,100 GSBR as distributed by MLS GRID
• 2025-12-11 Price Changed $99,200 PMAR
• 2025-12-11 Price Changed $99,200 GSBR as distributed by MLS GRID
• 2025-10-30 Price Changed $99,300 PMAR
• 2025-10-30 Price Changed $99,300 GSBR as distributed by MLS GRID
• 2025-10-10 Price Changed $99,400 PMAR
• 2025-10-10 Price Changed $99,400 GSBR as distributed by MLS GRID
• 2025-08-14 Price Changed $99,500 GSBR as distributed by MLS GRID
• 2025-08-14 Price Changed $99,500 PMAR
• 2025-07-07 Price Changed $106,500 PMAR
• 2025-07-07 Price Changed $106,500 GSBR as distributed by MLS GRID
• 2025-04-22 Listed $109,000 PMAR
• 2025-04-21 Listed $109,000 GSBR as distributed by MLS GRID