123 Mosier Rd Unit Recreational Use Cabin 19-C-169 · Porter, PA 18328

$99,900

2 bd · None ba · 588 sqft · SingleFamily · 169 Days on market

Built 1950 Fair condition 10,000 sqft lot $170/sqft · 39% below area Est $164k · 39% under · waterfront

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Pecks Pond Lakefront Cabin with views and access to Pecks Pond! Located in the Delaware State Forest in Dingmans Ferry, this state cabin features a spacious floor plan with a living room area with views and a wood burning stove as a focal point of the room. A large dining area with plenty of additional seating is perfect to sit and relax in, the kitchen features a small refrigerator and full size electric stove and an island for meal prep making this dining/ kitchen area the gathering room for everyone after a day on the water. ..

Key facts

• Spacious floor plan
• Pecks pond lakefront
• Large dining area

Tags

• PECKS POND LAKEFRONT
• VIEWS AND ACCESS TO PECKS POND
• SPACIOUS FLOOR PLAN
• WOOD BURNING STOVE
• LARGE DINING AREA
• KITCHEN FEATURES ISLAND

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.5% vs local median 4.1% in Porter — 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: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bushkill El Sch (math 27% / reading 42%, grade F, #1,049 of 1,518 statewide, top 71%, 366 students, 70% FRL); Lehman Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 603 students, 59% FRL); East Stroudsburg Shs North (math 29% / reading 24%, grade F, #371 of 437 statewide, top 85%, 940 students, 54% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 309 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 169 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 12.52%
• Cash-on-cash: 22.24%
• DSCR: 1.99
• GRM: 5.4

CMA / ARV

• ARV (median comp): $163,898
• List price: $99,900
• Delta: -39.05%
• Verdict: UNDERPRICED
• Comps: 3 within 6.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Brewster Rd	0.36mi	1/— (-1)	600 (+2%)	24mo	$92,000	$153	55
123 Amber Trl	1.06mi	2/1.0	551 (-6%)	20mo	$150,000	$272	38

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: 40.9%
• Equity multiple: 4.13×
• Total profit: $87,448
• Equity at exit: $89,998

10-year hold

• IRR: 35.3%
• Equity multiple: 9.28×
• Total profit: $231,602
• Equity at exit: $194,084

Cash invested: $27,972 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 309
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,530 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $518

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $587	-5% $553	+0% $518	+5% $484	+10% $449
Rent	-10% $398	-5% $458	+0% $518	+5% $579	+10% $639
Rate	-1.0pp $569	-0.5pp $544	base $518	+0.5pp $493	+1.0pp $466

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Zoned recreational; zoning described as residential
• Financial info: Land is leased

Exterior

• Parking: Four open off-street parking spaces (private, on site, no garage)
• Utilities: Electricity connected (fuses)Water not available; no municipal water source listedSewer not available; holding tank
• Home design: Cabin (residential, single-family)One level
• Construction: Built with block, stone, masonite and frame materialsBlock and pier foundationAsphalt shingle roof
• Exterior features: Private yardFire pitPatioOutbuilding and shed(s)Waterfront on Pecks PondWooded, secluded lot with views and many treesRoad frontage on a state road (unimproved), dirt road; public maintained

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: Total rooms: 4
• Flooring: CarpetWoodLinoleumLaminate
• Heating & cooling: Wood heating with wood stoveCeiling fan cooling
• Interior features: Ceiling fansEat-in kitchenWood window frames
• Laundry & utility: No laundry hookups inside

Listing history 50 events

1. 2026-09-24
   days on market $99,900 Active 169 DOM
2. 2026-09-24
   days on market $99,900 Active 168 DOM
3. 2026-09-22
   days on market $99,900 Active 167 DOM
4. 2026-09-20
   days on market $99,900 Active 165 DOM
5. 2026-09-18
   days on market $99,900 Active 163 DOM
6. 2026-09-17
   days on market $99,900 Active 162 DOM
7. 2026-09-16
   days on market $99,900 Active 161 DOM
8. 2026-09-15
   days on market $99,900 Active 160 DOM
9. 2026-09-14
   days on market $99,900 Active 159 DOM
10. 2026-09-13
    days on market $99,900 Active 158 DOM
11. 2026-09-12
    days on market $99,900 Active 157 DOM
12. 2026-09-11
    days on market $99,900 Active 156 DOM
13. 2026-09-05
    days on market $99,900 Active 150 DOM
14. 2026-09-04
    days on market $99,900 Active 149 DOM
15. 2026-09-03
    days on market $99,900 Active 148 DOM
16. 2026-09-02
    days on market $99,900 Active 147 DOM
17. 2026-08-30
    days on market $99,900 Active 144 DOM
18. 2026-08-29
    days on market $99,900 Active 143 DOM
19. 2026-08-28
    days on market $99,900 Active 142 DOM
20. 2026-08-27
    days on market $99,900 Active 141 DOM
21. 2026-08-26
    days on market $99,900 Active 140 DOM
22. 2026-08-25
    days on market $99,900 Active 139 DOM
23. 2026-08-24
    days on market $99,900 Active 138 DOM
24. 2026-08-23
    days on market $99,900 Active 137 DOM
25. 2026-08-22
    days on market $99,900 Active 136 DOM
26. 2026-08-21
    days on market $99,900 Active 135 DOM
27. 2026-08-20
    days on market $99,900 Active 134 DOM
28. 2026-08-19
    days on market $99,900 Active 133 DOM
29. 2026-08-18
    days on market $99,900 Active 132 DOM
30. 2026-08-17
    days on market $99,900 Active 131 DOM
31. 2026-08-16
    days on market $99,900 Active 130 DOM
32. 2026-08-15
    days on market $99,900 Active 129 DOM
33. 2026-08-14
    days on market $99,900 Active 128 DOM
34. 2026-08-13
    days on market $99,900 Active 127 DOM
35. 2026-08-12
    days on market $99,900 Active 126 DOM
36. 2026-08-11
    days on market $99,900 Active 125 DOM
37. 2026-08-10
    days on market $99,900 Active 124 DOM
38. 2026-08-09
    days on market $99,900 Active 123 DOM
39. 2026-08-08
    days on market $99,900 Active 122 DOM
40. 2026-08-07
    days on market $99,900 Active 121 DOM
41. 2026-08-06
    days on market $99,900 Active 120 DOM
42. 2026-08-05
    days on market $99,900 Active 119 DOM
43. 2026-08-04
    days on market $99,900 Active 118 DOM
44. 2026-08-03
    days on market $99,900 Active 117 DOM
45. 2026-07-31
    days on market $99,900 Active 114 DOM
46. 2026-07-30
    days on market $99,900 Active 113 DOM
47. 2026-07-29
    days on market $99,900 Active 112 DOM
48. 2026-07-27
    days on market $99,900 Active 110 DOM
49. 2026-07-25
    days on market $99,900 Active 108 DOM
50. 2026-07-23
    days on market $99,900 Active 106 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,361
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$2,906
• Taxable income: $4,923
• Est. tax owed @ 24.0%: −$1,182
• After-tax cash flow: $5,039/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 · 13 photos

Fair 45/100 Moderate rehab Est. rehab $14,700–$26,460 screening

This cabin requires significant updates to its kitchen, bathroom, exterior, and landscaping to improve its condition and value. Modern appliances and fixtures, along with landscaping and fencing, can significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — No modern appliances, likely outdated and inefficient
• Major Bathroom fixtures — No modern fixtures, likely outdated and inefficient
• Moderate Exterior paint — Painted siding, but some wear
• Major Flooring — Carpeted floors, some wear
• Moderate Interior walls — Wood paneling, some wear
• Major Landscaping — Trees and shrubs overgrown
• Major Fencing — No visible fencing

Value-add opportunities

• Resale Modern kitchen appliances — Modern appliances can significantly increase the home's appeal to potential buyers ↑
• Resale Modern bathroom fixtures — Modern fixtures can significantly increase the home's appeal to potential buyers ↑
• Both Landscaping and fencing — Landscaping and fencing can enhance curb appeal and provide additional security ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Bushkill El Sch F PA #1,049/1,518 Nat'l #23,081/41,679 Middle Lehman Intermediate Sch F PA #399/512 Nat'l #9,659/14,009 High East Stroudsburg Shs North F PA #371/437 Nat'l #12,194/17,239

Schools (NCES district)

• District: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Porter

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pike · 53,548 people
• Population (ZIP): 8,061
• Household income: $81,833
• Rent vs Own: 9.7% rent · 90.3% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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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: ▲ 38.13%
• Current HPI: 248.4494
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Zoned recreational; zoning described as residential
• Financial info: Land is leased

Exterior

• Parking: Four open off-street parking spaces (private, on site, no garage)
• Utilities: Electricity connected (fuses)Water not available; no municipal water source listedSewer not available; holding tank
• Home design: Cabin (residential, single-family)One level
• Construction: Built with block, stone, masonite and frame materialsBlock and pier foundationAsphalt shingle roof
• Exterior features: Private yardFire pitPatioOutbuilding and shed(s)Waterfront on Pecks PondWooded, secluded lot with views and many treesRoad frontage on a state road (unimproved), dirt road; public maintained

Interior

• Kitchen: Electric ovenElectric rangeMicrowaveRefrigerator
• Bedrooms: Total rooms: 4
• Flooring: CarpetWoodLinoleumLaminate
• Heating & cooling: Wood heating with wood stoveCeiling fan cooling
• Interior features: Ceiling fansEat-in kitchenWood window frames
• Laundry & utility: No laundry hookups inside

Price history

1 event — show timeline

• 2026-04-08 Listed $99,900 PWMLS