70 Blackfoot Path · Pocono Springs, PA 18424

$154,500

3 bd · 1.5 ba · 997 sqft · Manufactured public records · 24 Days on market

Built 1990 0.28 ac lot Est $109k · 42% over $31/mo HOA · 2% of rent

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Why this score? — see what drove the C 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 +23.2/30.0
• Appreciation +9.2/10.0
• DSCR +7.5/10.0
• 1% rule +5.6/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Cute little mobile home with so much to offer. Home includes 2 bedrooms, A master bedroom with a master bath, a newer 2 car garage and a shed. Buyer & BA responsible for any/all Muni occupancy/permits/inspects. All offers MUST include Full AOS, Proof of funds/pre-approval, & Cashiers Check for deposit made out to Buyers title company. Call listing agent for showing instructions. minimum commission applies for all offers under 50k, Baths: 1 Bath Lev 1,1 Half Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1000.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 0.00

Key facts

• Fresh paint
• Laundry room
• Dining area

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• DINING AREA
• SPACIOUS LIVING ROOM
• LAUNDRY ROOM
• FRESH PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $154k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $152k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 5.0% in Pocono Springs — 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 73/100 on livability (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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: 299 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $26k; list at $154k implies a 506% gain — meaningful room to come down on a strong offer.

Recommended offer $152,182 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $108,673
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Kiowa Path	0.23mi	2/1.0 (-1)	880 (-12%)	9mo	$96,000	$109	56

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.99×
• Total profit: $85,973
• Equity at exit: $122,194

10-year hold

• IRR: 24.0%
• Equity multiple: 6.47×
• Total profit: $236,504
• Equity at exit: $247,296

Cash invested: $43,260 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$810
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$64
• HOA: −$31
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $280

Break-even live

Break-even rent $1,287

Max offer price $154,500

Occupancy floor 78%

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: $38,625
• Closing costs: $4,635
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 5 events

1. 2025-08-22
   status Pending
2. 2025-07-29
   listed $154,500 Active
3. 2020-02-19
   soldstatus $25,500 594-char remark

   Show marketing remark (594 chars)

   Cute little mobile home with so much to offer. Home includes 2 bedrooms, A master bedroom with a master bath, a newer 2 car garage and a shed. Buyer & BA responsible for any/all Muni occupancy/permits/inspects. All offers MUST include Full AOS, Proof of funds/pre-approval, & Cashiers Check for deposit made out to Buyers title company. Call listing agent for showing instructions. minimum commission applies for all offers under 50k, Baths: 1 Bath Lev 1,1 Half Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1000.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, SqFt Fin - 2nd: 0.00

4. 2020-02-18
   soldstatus $25,500 135-char remark

   Show marketing remark (135 chars)

   Cute little home with so much to offer. Home includes 2 bedrooms, A master bedroom with a master bath, a newer 2 car garage and a shed.

5. 2019-08-09
   listed $29,900 135-char remark

   Show marketing remark (135 chars)

   Cute little home with so much to offer. Home includes 2 bedrooms, A master bedroom with a master bath, a newer 2 car garage and a shed.

ⓘ 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: $1,330 · $111/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$555/yr (+$46/mo · 41.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,687
• − Mortgage interest: −$8,654
• − Property taxes: −$1,330
• − Insurance: −$772
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − HOA: −$372
• − Depreciation: −$4,495
• Taxable income: $913
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $3,136/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: 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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

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: Pocono Springs, PA
• Population (ZIP): 5,076

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+416.7% since first listed

5 events — show timeline

• 2025-08-22 Pending — PMAR
• 2025-07-29 Listed $154,500 PMAR
• 2020-02-19 Sold (MLS) $25,500 GSBR as distributed by MLS GRID
• 2020-02-18 Sold (MLS) $25,500 LCAR
• 2019-08-09 Listed $29,900 LCAR

Property tax history

-0.1%/yr

Latest (2026): $1,330 · +3.3% YoY. Source: county tax records.