255 Buck Fever Trl · Mount Pocono, PA 18355

$54,900

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 96 Days on market

Manufactured home Built 1975 9,583 sqft lot $44/mo HOA · 3% of rent

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable getaway in a peaceful, wooded setting! This vintage single-wide offers a unique retro feel with an open living area and classic kitchen full of character. Situated on a quarter-acre lot, the property features a wooden patio, outdoor firepit, and a cozy exterior fireplace--perfect for relaxing weekends or entertaining under the trees. Enjoy your own septic system and community-provided summer water from April through November. Located just minutes from state parks, hiking, and outdoor recreation, this is an ideal escape for nature lovers or anyone seeking a part-time retreat. Being sold as-is--bring your vision and make it your own!

Key facts

• Outdoor firepit
• Classic kitchen
• Open living area

Tags

• WOODED SETTING
• OPEN LIVING AREA
• CLASSIC KITCHEN
• WOODEN PATIO
• OUTDOOR FIREPIT
• COZY EXTERIOR FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 5.0% in Mount Pocono — 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 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F.
• Pocono Mountain SD (rural): math 37% / reading 55% proficiency, ranked #245 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $819 appreciation (1.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $12k; list at $55k implies a 377% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,959 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1975 — 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. 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: 3.04% ✓
• Cap rate: 27.07%
• Cash-on-cash: 74.21%
• DSCR: 4.30
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 77.5%
• Equity multiple: 5.09×
• Total profit: $62,921
• Equity at exit: $20,160

10-year hold

• IRR: 78.1%
• Equity multiple: 10.42×
• Total profit: $144,812
• Equity at exit: $27,923

Cash invested: $15,372 (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 18355

• Home prices YoY: 0.8%
• Active inventory: 35
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$23
• HOA: −$44
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $951

Break-even live

Break-even rent $468

Max offer price $54,900

Occupancy floor 38%

Sensitivity live

Price	-10% $982	-5% $966	+0% $951	+5% $935	+10% $919
Rent	-10% $819	-5% $885	+0% $951	+5% $1,017	+10% $1,083
Rate	-1.0pp $978	-0.5pp $965	base $951	+0.5pp $936	+1.0pp $922

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-22
   days on market $54,900 Active 96 DOM
2. 2026-06-21
   days on market $54,900 Active 95 DOM
3. 2026-06-18
   days on market $54,900 Active 92 DOM
4. 2026-06-17
   days on market $54,900 Active 91 DOM
5. 2026-06-16
   days on market $54,900 Active 90 DOM
6. 2026-06-15
   days on market $54,900 Active 89 DOM
7. 2026-06-14
   days on market $54,900 Active 87 DOM
8. 2026-06-13
   days on market $54,900 Active 86 DOM
9. 2026-06-10
   days on market $54,900 Active 84 DOM
10. 2026-06-08
    days on market $54,900 Active 82 DOM
11. 2026-06-07
    days on market $54,900 Active 81 DOM
12. 2026-06-02
    days on market $54,900 Active 76 DOM
13. 2026-06-01
    days on market $54,900 Active 75 DOM
14. 2026-05-31
    days on market $54,900 Active 74 DOM
15. 2026-05-30
    days on market $54,900 Active 73 DOM
16. 2026-03-18
    price $54,900 650-char remark

    Show marketing remark (650 chars)

    Affordable getaway in a peaceful, wooded setting! This vintage single-wide offers a unique retro feel with an open living area and classic kitchen full of character. Situated on a quarter-acre lot, the property features a wooden patio, outdoor firepit, and a cozy exterior fireplace--perfect for relaxing weekends or entertaining under the trees. Enjoy your own septic system and community-provided summer water from April through November. Located just minutes from state parks, hiking, and outdoor recreation, this is an ideal escape for nature lovers or anyone seeking a part-time retreat. Being sold as-is--bring your vision and make it your own!

17. 2026-03-18
    listed $5,490 Active 650-char remark

    Show marketing remark (650 chars)

    Affordable getaway in a peaceful, wooded setting! This vintage single-wide offers a unique retro feel with an open living area and classic kitchen full of character. Situated on a quarter-acre lot, the property features a wooden patio, outdoor firepit, and a cozy exterior fireplace--perfect for relaxing weekends or entertaining under the trees. Enjoy your own septic system and community-provided summer water from April through November. Located just minutes from state parks, hiking, and outdoor recreation, this is an ideal escape for nature lovers or anyone seeking a part-time retreat. Being sold as-is--bring your vision and make it your own!

18. 2025-11-21
    historical
19. 2025-09-13
    price $67,900
20. 2025-07-15
    listed $69,900 Active
21. 2025-07-14
    listed $69,900 Active
22. 2019-05-29
    soldstatus $11,500
23. 2018-11-14
    listed $20,000
24. 2016-10-11
    listed $12,500

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$343/yr (+$29/mo · 190.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $20,057
• − Mortgage interest: −$3,075
• − Property taxes: −$180
• − Insurance: −$274
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − HOA: −$528
• − Depreciation: −$1,597
• Taxable income: $11,192
• Est. tax owed @ 24.0%: −$2,686
• After-tax cash flow: $8,721/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: Pocono Mountain SD
• NCES district ID: 4219500
• Math proficiency: 37% ▼ -5.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,317
• Composite: 39.91/100
• National rank: #3856
• State rank: #245 of 539 in PA

Livability — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,628

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Black 3% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Iranian 6% Armenian 4% Slovak 2%
• Foreign-born: 10% · Vietnam, Canada
• Languages at home: 92% English-only · Vietnamese 6% Arabic 1% Other Indo-European 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.49%
• Current HPI: 191.1566
• 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

+339.2% since first listed

9 events — show timeline

• 2026-03-18 Price Changed $54,900 PMAR
• 2026-03-18 Listed $5,490 PMAR
• 2025-11-21 Listing Removed — GLVRMLS
• 2025-09-13 Price Changed $67,900 GLVRMLS
• 2025-07-15 Listed $69,900 PMAR
• 2025-07-14 Listed $69,900 GLVRMLS
• 2019-05-29 Sold (MLS) $11,500 PMAR
• 2018-11-14 Listed $20,000 PMAR
• 2016-10-11 Listed $12,500 PMAR

Property tax history

-11.0%/yr

Latest (2026): $180 · +2.1% YoY. Source: county tax records.