19 Menoken Trl · Pocono Springs, PA 18445

$24,900

2 bd · 1.0 ba · 406 sqft · SingleFamily public records · 321 Days on market

Built 1996 3,484 sqft lot Est $38k · 34% under $173/mo HOA · 11% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +6.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Vacation Life Nestled In The Woods! Cute & Cozy 2BED/1BATH RV/ Mobile Home Located In Breezewood Acres, A four season recreational camping community in the Pocono Mountains! New Tin Roof Cover Deck Installed in 2023, Deck Installed in 1999 Adding additional space to enjoy the outdoors and BBQ. Water, electric and use of amenity's, outdoor pool, clubhouse, miniature golf and playground etc. is included in HOA DUES. ATV, GOLFT CART & QUAD Friendly, Close to, Tobyhanna & Gouldsboro State Park, Few Miles Away From Lake Wallenpaupack, Poconos Largest Lake. Being Sold As Is, Make An Offer Today!

Key facts

• Outdoor pool
• Clubhouse
• New tin roof

Tags

• NEW TIN ROOF
• COVER DECK
• DECK INSTALLED
• OUTDOOR POOL
• CLUBHOUSE
• MINIATURE GOLF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $849 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.4% vs local median 4.9% 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.
• 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.
• Market conditions: 84 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 $916 of equity ($172 loan paydown + $744 appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 321 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $21,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 321 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 6.37% ✓
• Cap rate: 50.43%
• Cash-on-cash: 157.63%
• DSCR: 8.01
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $37,758
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Kechi Trl	0.47mi	1/1.0 (-1)	407 (+0%)	18mo	$38,000	$93	58

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

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.21×
• Total profit: $57,247
• Equity at exit: $11,179

10-year hold

• IRR: —
• Equity multiple: 19.39×
• Total profit: $128,229
• Equity at exit: $17,216

Cash invested: $6,972 (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 18445

• Home prices YoY: 0.9%
• Active inventory: 84
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $1,585 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$10
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$173
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $849

Break-even live

Break-even rent $510

Max offer price $24,900

Occupancy floor 41%

Sensitivity live

Price	-10% $863	-5% $856	+0% $849	+5% $842	+10% $835
Rent	-10% $724	-5% $787	+0% $849	+5% $912	+10% $975
Rate	-1.0pp $862	-0.5pp $856	base $849	+0.5pp $843	+1.0pp $836

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $173 · $2,076/yr
• Likely covers: waterelectricpool

Listing history 12 events

1. 2026-06-13
   statusdays on market $24,900 Pending 321 DOM
2. 2026-06-09
   days on market $24,900 Active 320 DOM
3. 2026-06-08
   days on market $24,900 Active 319 DOM
4. 2026-06-07
   days on market $24,900 Active 318 DOM
5. 2026-06-04
   days on market $24,900 Active 315 DOM
6. 2026-06-03
   days on market $24,900 Active 314 DOM
7. 2026-06-02
   days on market $24,900 Active 313 DOM
8. 2026-06-01
   days on market $24,900 Active 312 DOM
9. 2026-05-31
   days on market $24,900 Active 311 DOM
10. 2026-03-23
    historical
11. 2025-07-24
    listed $24,900 Active 614-char remark

    Show marketing remark (614 chars)

    Vacation Life Nestled In The Woods! Cute & Cozy 2BED/1BATH RV/ Mobile Home Located In Breezewood Acres, A four season recreational camping community in the Pocono Mountains! New Tin Roof Cover Deck Installed in 2023, Deck Installed in 1999 Adding additional space to enjoy the outdoors and BBQ. Water, electric and use of amenity's, outdoor pool, clubhouse, miniature golf and playground etc. is included in HOA DUES. ATV, GOLFT CART & QUAD Friendly, Close to, Tobyhanna & Gouldsboro State Park, Few Miles Away From Lake Wallenpaupack, Poconos Largest Lake. Being Sold As Is, Make An Offer Today!

12. 2025-07-23
    listed $24,900 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: $269 · $22/mo
• Projected year-2 tax: $331 · $28/mo
• Expected delta: +$62/yr (+$5/mo · 23.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $19,021
• − Mortgage interest: −$1,395
• − Property taxes: −$269
• − Insurance: −$922
• − Repairs & maintenance: −$1,522
• − Management: −$1,522
• − HOA: −$2,076
• − Depreciation: −$724
• Taxable income: $10,591
• Est. tax owed @ 24.0%: −$2,542
• After-tax cash flow: $7,651/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 — 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

• Population (ZIP): 2,488

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 1% Dominican 2%
• Common ancestry: Romanian 8% Iranian 2% Estonian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 2%

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: ▲ 2.99%
• Current HPI: 349.2006
• 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

+0.0% since first listed

3 events — show timeline

• 2026-03-23 Listing Removed — BRIGHT MLS
• 2025-07-24 Listed $24,900 PMAR
• 2025-07-23 Listed $24,900 BRIGHT MLS

Property tax history

-0.5%/yr

Latest (2026): $269 · +2.4% YoY. Source: county tax records.