247 Kims Way · Arlington Heights, PA 18360

$88,500

2 bd · 2.0 ba · 980 sqft · Manufactured · 26 Days on market

Built 1993 Good condition

---

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
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully fully renovated two bedroom mobile home in a 55+ Community offering affordable, low maintenance living in a convenient location in Stroud Township ! This move-in ready mobile home features brand new flooring throughout, a brand new furnace, brand new bathrooms and all brand new stainless steel appliances including a gas range. Laundry room with W/ D hookup. Enjoy efficient gas heat and a bright updated interior. This mobile home was built with extra insulation making heating & cooling more efficient. Located within walking distance to grocery stores, pharmacy, restaurants, eye & dental care, banks and the library. This mobile home offers both convenience and value. L

Key facts

• Efficient gas heat
• Fully renovated
• Brand new flooring

Tags

• FULLY RENOVATED
• BRAND NEW FLOORING
• BRAND NEW FURNACE
• BRAND NEW BATHROOMS
• EFFICIENT GAS HEAT
• BRIGHT UPDATED INTERIOR

Property features AI

Finance

• Other: Zoning: None
• Financial info: Land lease amount: $655 per month
• HOA & community: Homeowners association with monthly fee; Association fees include water and sewer; Located in a senior community; Park name: JKS Mobile Home Park; Land is leased (monthly lot rent)

Exterior

• Parking: Two assigned off-street on-site open parking spaces (2 total parking spaces)
• Security: Storm doors
• Utilities: Public water; Public sewer
• Home design: Single-wide mobile home; Single-story
• Construction: Vinyl siding; Vinyl skirt; Built as a single-wide mobile home (14' x 70')
• Exterior features: Awning-covered patio/porch; Storm doors; Shingle roof; Paved private road with private maintenance

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Stainless steel appliances
• Bedrooms: 3 bedrooms (total rooms: 5)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (propane); Ceiling fan cooling
• Interior features: Eat-in kitchen; Built-in sound system; Ceiling fans; Blinds and window coverings; Unfurnished
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $88k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $631 ($8k/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: $87k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 3.7% in Arlington Heights — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, schools F.
• Stroudsburg Area SD (suburban): math 33% / reading 49% proficiency, ranked #315 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -11% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,172 (1.5% below list)

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. 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?
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: 1.78% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.58%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.3%
• Equity multiple: 2.05×
• Total profit: $25,902
• Equity at exit: $13,196

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $74,440
• Equity at exit: $7,652

Cash invested: $24,780 (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 18360

• Active inventory: 189
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$464
• Tax est. 1.5%: −$111 /mo · $1,328/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $631

Break-even live

Break-even rent $774

Max offer price $88,500

Occupancy floor 55%

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Washington St Unit 3D East Stroudsburg, PA	1.0	1.0	700	$1,200	$1.71	43d	1	1.42mi

Listing history 18 events

1. 2026-06-19
   days on market $88,500 Active 26 DOM
2. 2026-06-18
   days on market $88,500 Active 25 DOM
3. 2026-06-17
   days on market $88,500 Active 24 DOM
4. 2026-06-16
   days on market $88,500 Active 23 DOM
5. 2026-06-15
   days on market $88,500 Active 22 DOM
6. 2026-06-14
   days on market $88,500 Active 20 DOM
7. 2026-06-13
   days on market $88,500 Active 19 DOM
8. 2026-06-10
   days on market $88,500 Active 17 DOM
9. 2026-06-09
   days on market $88,500 Active 16 DOM
10. 2026-06-08
    days on market $88,500 Active 15 DOM
11. 2026-06-07
    days on market $88,500 Active 14 DOM
12. 2026-06-05
    days on market $88,500 Active 11 DOM
13. 2026-06-03
    days on market $88,500 Active 10 DOM
14. 2026-06-02
    days on market $88,500 Active 9 DOM
15. 2026-06-01
    days on market $88,500 Active 8 DOM
16. 2026-05-31
    days on market $88,500 Active 7 DOM
17. 2026-05-30
    days on market $88,500 Active 6 DOM
18. 2026-05-22
    listed $88,500 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $18,882
• − Mortgage interest: −$4,957
• − Property taxes: −$1,328
• − Insurance: −$442
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,575
• Taxable income: $6,559
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,004/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 · 14 photos

Good 80/100 Cosmetic rehab

This fully renovated mobile home in a 55+ community is move-in ready with new flooring, appliances, and bathrooms. It offers low maintenance living and is conveniently located.

Value-add opportunities

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value
• Both Replace outdoor lighting — Improves curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior walls — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace outdoor lighting — Improves curb appeal and can increase both resale and rental value ↑

ⓘ 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: Stroudsburg Area SD
• NCES district ID: 4222860
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 49% ▼ -15.00%
• Median HH income: $59,061
• Composite: 36.13/100
• National rank: #4747
• State rank: #315 of 539 in PA

Livability — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, PA
• County: Monroe County · 59,057 people
• Metro: East Stroudsburg, PA
• Population (ZIP): 30,080
• Household income: $71,481
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1020.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 6% Polish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 8% Russian/Polish/Slavic 2% Other Indo-European 2%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.01%
• Current HPI: 152.4388
• Rent YoY: —
• Metro: East Stroudsburg, PA
• 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

1 event — show timeline

• 2026-05-22 Listed $88,500 PMAR