76 Kiowa Path · Lehigh, PA 18466

$180,000

3 bd · 1.0 ba · 1,388 sqft · Manufactured · 107 Days on market

Built 1978 Good condition 0.87 ac lot $130/sqft · 102% above area $47/mo HOA · 2% of rent

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Enter your dream CABIN on almost acre of land! This COMPLETELY RENOVATED and FULLY FURNISHED MOUNTAIN RETREAT with oversized private back DECK ready for summer grilling and entertaining friend. You are gonna love the detaled design: with rustic wood planks thougout the place, wood stove, custom finishes in every room including bathroom, kitchen with farmhouse sink and more. Don't forget the garage with finished space above that could be used for office, workshop or anything you desire. Great opportunity to own get away place. Close to: Mt. Airy Casino, minutes away from all Poconos water parks: Kalahari Resort, Camelbeach, Aquatopia, Camelback Ski resort, state parks, water sports, hiking, fishing, hunting, horse back riding. No transfer title or HUD label avialiable for the mobile home, sold via bill of sale.

Key facts

• Private back deck
• Wood stove
• Rustic wood planks

Tags

• PRIVATE BACK DECK
• RUSTIC WOOD PLANKS
• WOOD STOVE
• FARMHOUSE SINK
• FINISHED SPACE ABOVE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 355 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, 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 107 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 11.25%
• Cash-on-cash: 17.70%
• DSCR: 1.79
• GRM: 5.8

CMA / ARV

• ARV (median comp): $89,000
• List price: $180,000
• Delta: 102.25%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Navaho Path	0.12mi	4/2.0 (+1)	1,487 (+7%)	24mo	$100,000	$67	54

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.25×
• Total profit: $63,040
• Equity at exit: $74,496

10-year hold

• IRR: 24.3%
• Equity multiple: 4.29×
• Total profit: $165,921
• Equity at exit: $110,032

Cash invested: $50,400 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$47
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $743

Break-even live

Break-even rent $1,634

Max offer price $180,000

Occupancy floor 66%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 Cobblewood Rd Newfoundland, PA	4.0	2.0	1469	$2,575	$1.75	7d	1	1.18mi

HOA detail

• Monthly dues: $47 · $564/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-18
   days on market $180,000 Active 107 DOM
2. 2026-06-17
   days on market $180,000 Active 106 DOM
3. 2026-06-16
   days on market $180,000 Active 105 DOM
4. 2026-06-15
   days on market $180,000 Active 104 DOM
5. 2026-06-14
   days on market $180,000 Active 102 DOM
6. 2026-06-13
   days on market $180,000 Active 101 DOM
7. 2026-06-10
   days on market $180,000 Active 99 DOM
8. 2026-06-09
   days on market $180,000 Active 98 DOM
9. 2026-06-08
   days on market $180,000 Active 97 DOM
10. 2026-06-07
    days on market $180,000 Active 96 DOM
11. 2026-06-02
    days on market $180,000 Active 91 DOM
12. 2026-06-01
    days on market $180,000 Active 90 DOM
13. 2026-05-31
    days on market $180,000 Active 89 DOM
14. 2026-05-30
    days on market $180,000 Active 88 DOM
15. 2026-01-11
    listed $180,000 Active 821-char remark

    Show marketing remark (821 chars)

    Enter your dream CABIN on almost acre of land! This COMPLETELY RENOVATED and FULLY FURNISHED MOUNTAIN RETREAT with oversized private back DECK ready for summer grilling and entertaining friend. You are gonna love the detaled design: with rustic wood planks thougout the place, wood stove, custom finishes in every room including bathroom, kitchen with farmhouse sink and more. Don't forget the garage with finished space above that could be used for office, workshop or anything you desire. Great opportunity to own get away place. Close to: Mt. Airy Casino, minutes away from all Poconos water parks: Kalahari Resort, Camelbeach, Aquatopia, Camelback Ski resort, state parks, water sports, hiking, fishing, hunting, horse back riding. No transfer title or HUD label avialiable for the mobile home, sold via bill of sale.

ⓘ 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 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: $30,900
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − HOA: −$564
• − Depreciation: −$5,236
• Taxable income: $6,473
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $7,366/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 · 12 photos

Good 80/100 Cosmetic rehab

This completely renovated and fully furnished mountain retreat is move-in ready with rustic charm and modern amenities.

Value-add opportunities

• Both landscaping — enhances curb appeal and resale
• Both painting — refreshes interior and exterior
• Both landscaping — enhances curb appeal and resale

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and resale ↑
• Both painting — refreshes interior and exterior ↑
• Both landscaping — enhances curb appeal and resale ↑

ⓘ 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: 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 — Lehigh

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

Census & demographics

• Census place: Pocono Springs, PA
• Population (ZIP): 17,997

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 2.36%
• Current HPI: 202.4134
• 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

• 2026-01-11 Listed $180,000 GLVRMLS