19 Evergreen Mhp · Mount Cobb, PA 18436

$124,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured · 266 Days on market

Built 2026 Good condition $112/sqft · at area comps Est $120k · at est. ↓ 7% since listing

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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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +5.7/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

* * * JUST REDUCED! * * * Welcome home to this rare gem . .. minutes to I-84 in Evergreen MH Park. Whether you're a snow bird or looking for a place to relax year round, this gorgeous new home comes with beautiful SS appliances, fantastic built in shelves & cupboards and a master suite like no other! Complete with a HUGE walk in closet and electric fireplace for the perfect cozy end to your day! Enjoy the sunrise on your covered front porch!This one won't last long, call today and make an appointment, at $465/month, lot rent is one of the lowest around!! * * * First 6 months lot rent will be waived * * *

Key facts

• Covered front porch
• Built in shelves
• Huge walk in closet

Tags

• BUILT IN SHELVES
• COVERED FRONT PORCH
• HUGE WALK IN CLOSET
• ELECTRIC FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#642 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 340 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 266 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 266 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.11%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

• ARV (median comp): $120,000
• List price: $124,900
• Delta: 4.08%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Evergreen Mhp	0.00mi	2/2.0	1,120 (0%)	0mo	$120,000	$107	100
13 Evergreen Park	0.09mi	2/2.0	1,008 (-10%)	17mo	$83,000	$82	65
13 Evergreen Dr	0.09mi	2/2.0	1,008 (-10%)	17mo	$83,000	$82	65

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: 35.4%
• Equity multiple: 3.75×
• Total profit: $96,094
• Equity at exit: $112,520

10-year hold

• IRR: 30.5%
• Equity multiple: 8.46×
• Total profit: $260,977
• Equity at exit: $242,653

Cash invested: $34,972 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 340
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $440

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 68%

Sensitivity live

Price	-10% $527	-5% $484	+0% $440	+5% $397	+10% $354
Rent	-10% $310	-5% $375	+0% $440	+5% $506	+10% $571
Rate	-1.0pp $503	-0.5pp $472	base $440	+0.5pp $408	+1.0pp $375

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3191 Aberdeen Rd Madison Township, PA	3.0	1.5	1100	$1,650	$1.50	45d	1	1.28mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $124,900 Pending 266 DOM
2. 2026-06-10
   days on market $124,900 Active 265 DOM
3. 2026-06-09
   days on market $124,900 Active 264 DOM
4. 2026-06-08
   days on market $124,900 Active 263 DOM
5. 2026-06-07
   days on market $124,900 Active 262 DOM
6. 2026-06-02
   days on market $124,900 Active 257 DOM
7. 2026-06-01
   days on market $124,900 Active 256 DOM
8. 2026-05-31
   days on market $124,900 Active 255 DOM
9. 2026-05-30
   days on market $124,900 Active 254 DOM
10. 2026-05-07
    price $124,900 626-char remark

    Show marketing remark (626 chars)

    * * * JUST REDUCED! * * * Welcome home to this rare gem . .. minutes to I-84 in Evergreen MH Park. Whether you're a snow bird or looking for a place to relax year round, this gorgeous new home comes with beautiful SS appliances, fantastic built in shelves & cupboards and a master suite like no other! Complete with a HUGE walk in closet and electric fireplace for the perfect cozy end to your day! Enjoy the sunrise on your covered front porch!This one won't last long, call today and make an appointment, at $465/month, lot rent is one of the lowest around!! * * * First 6 months lot rent will be waived * * *

11. 2025-12-06
    price $129,000 626-char remark

    Show marketing remark (626 chars)

    * * * JUST REDUCED! * * * Welcome home to this rare gem . .. minutes to I-84 in Evergreen MH Park. Whether you're a snow bird or looking for a place to relax year round, this gorgeous new home comes with beautiful SS appliances, fantastic built in shelves & cupboards and a master suite like no other! Complete with a HUGE walk in closet and electric fireplace for the perfect cozy end to your day! Enjoy the sunrise on your covered front porch!This one won't last long, call today and make an appointment, at $465/month, lot rent is one of the lowest around!! * * * First 6 months lot rent will be waived * * *

12. 2025-09-17
    listed $134,900 Active 626-char remark

    Show marketing remark (626 chars)

    * * * JUST REDUCED! * * * Welcome home to this rare gem . .. minutes to I-84 in Evergreen MH Park. Whether you're a snow bird or looking for a place to relax year round, this gorgeous new home comes with beautiful SS appliances, fantastic built in shelves & cupboards and a master suite like no other! Complete with a HUGE walk in closet and electric fireplace for the perfect cozy end to your day! Enjoy the sunrise on your covered front porch!This one won't last long, call today and make an appointment, at $465/month, lot rent is one of the lowest around!! * * * First 6 months lot rent will be waived * * *

ⓘ 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: $19,800
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$3,633
• Taxable income: $3,504
• Est. tax owed @ 24.0%: −$841
• After-tax cash flow: $4,443/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 move-in-ready manufactured home in Evergreen MH Park offers a good condition with modern amenities and a welcoming exterior. Potential buyers and renters will appreciate the well-maintained interior and exterior, making it a solid investment.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping and curb appeal improvements — Improves curb appeal and value
• Both Add a small outdoor lighting system — Enhances curb appeal and safety

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and value ↑
• Both Add a small outdoor lighting system — Enhances curb appeal and safety ↑

ⓘ 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 — Mount Cobb

• Score: 72/100
• State rank: #642
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,225

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

-7.4% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $124,900 PWMLS
• 2025-12-06 Price Changed $129,000 PWMLS
• 2025-09-17 Listed $134,900 PWMLS