149 Eastwood Cir · Fawn Lake Forest, PA 18428

$349,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 65 Days on market

Built 2006 1.01 ac lot $224/sqft · 56% above area Est $364k · at est. $71/mo HOA · 3% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• Cash flow +6.2/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.5/10.0

Listing remarks MLS

A wonderful Pocono discovery! This home sits on two acres surrounded by trees in the sought-after Tink Wig Mountain Lake community. It's only minutes from Lake Wallenpaupack and Big Bear ski area. If you want convenient single-floor living plus extra space in a spacious, finished basement, this place has what you need. With plenty of windows, the interior feels bright and inviting. The roomy kitchen is perfect for cooking and entertaining; you can chat at the counter or take your meal to the large deck overlooking the scenic backyard. The generous living room features a stone fireplace, adding warmth on chilly winter nights. The primary bedroom includes an ensuite with a soaking tub, while the other two bedrooms are located on the opposite side of the house for added privacy. The fully finished, walk-out basement offers limitless options for additional living space. The Tink Wig Mountain Lake Community provides a tranquil lake for boating and fishing, a lovely outdoor pool, and a clubhouse where residents can attend events or host private gatherings.

Key facts

• 1.01 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $350k.

Deal economics

• At list price, monthly cash flow is $-644 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (38.4% below list).
• Recommended offer: $215k (38.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#1,395 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wallenpaupack North Intrmd Sch (math 36% / reading 59%, grade D, #733 of 1,518 statewide, top 48%, 471 students, 63% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 61% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 375 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,407 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.62% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 13.5

CMA / ARV

• ARV (median comp): $363,862
• List price: $349,900
• Delta: -3.84%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $149,526
• Equity at exit: $315,218

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $472,569
• Equity at exit: $679,779

Cash invested: $97,972 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 375
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,154 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$294 /mo · $3,530/yr
• Insurance: −$146
• HOA: −$71
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-644

Break-even live

Break-even rent $2,969

Max offer price $236,106

Occupancy floor —

Sensitivity live

Price	-10% $-446	-5% $-545	+0% $-644	+5% $-743	+10% $-842
Rent	-10% $-814	-5% $-729	+0% $-644	+5% $-559	+10% $-474
Rate	-1.0pp $-468	-0.5pp $-555	base $-644	+0.5pp $-735	+1.0pp $-827

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: pool

Listing history 16 events

1. 2026-06-21
   days on market $349,900 Active 65 DOM
2. 2026-06-18
   days on market $349,900 Active 62 DOM
3. 2026-06-17
   days on market $349,900 Active 61 DOM
4. 2026-06-16
   days on market $349,900 Active 60 DOM
5. 2026-06-15
   days on market $349,900 Active 59 DOM
6. 2026-06-13
   days on market $349,900 Active 57 DOM
7. 2026-06-13
   days on market $349,900 Active 56 DOM
8. 2026-06-09
   days on market $349,900 Active 53 DOM
9. 2026-06-08
   days on market $349,900 Active 52 DOM
10. 2026-06-07
    days on market $349,900 Active 51 DOM
11. 2026-06-04
    days on market $349,900 Active 48 DOM
12. 2026-06-03
    days on market $349,900 Active 47 DOM
13. 2026-06-02
    days on market $349,900 Active 46 DOM
14. 2026-06-01
    days on market $349,900 Active 45 DOM
15. 2026-05-31
    days on market $349,900 Active 44 DOM
16. 2026-04-17
    listed $389,000 Active 1066-char remark

    Show marketing remark (1066 chars)

    A wonderful Pocono discovery! This home sits on two acres surrounded by trees in the sought-after Tink Wig Mountain Lake community. It's only minutes from Lake Wallenpaupack and Big Bear ski area. If you want convenient single-floor living plus extra space in a spacious, finished basement, this place has what you need. With plenty of windows, the interior feels bright and inviting. The roomy kitchen is perfect for cooking and entertaining; you can chat at the counter or take your meal to the large deck overlooking the scenic backyard. The generous living room features a stone fireplace, adding warmth on chilly winter nights. The primary bedroom includes an ensuite with a soaking tub, while the other two bedrooms are located on the opposite side of the house for added privacy. The fully finished, walk-out basement offers limitless options for additional living space. The Tink Wig Mountain Lake Community provides a tranquil lake for boating and fishing, a lovely outdoor pool, and a clubhouse where residents can attend events or host private gatherings.

ⓘ 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: $3,530 · $294/mo
• Projected year-2 tax: $4,529 · $377/mo
• Expected delta: +$999/yr (+$83/mo · 28.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $25,849
• − Mortgage interest: −$19,600
• − Property taxes: −$3,530
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$852
• − Depreciation: −$10,179
• Taxable loss: −$14,197
• Est. tax savings @ 24.0%: +$3,407
• After-tax cash flow: $-4,323/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.

Schools (NCES district)

• District: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Fawn Lake Forest

• Score: 61/100
• State rank: #1395
• US rank: #17626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,446

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.60%
• Current HPI: 340.8254
• 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

1 event — show timeline

• 2026-04-17 Listed $389,000 PWMLS

Property tax history

+2.6%/yr

Latest (2026): $3,530 · +2.8% YoY. Source: county tax records.