147 Spruce St · The Escape, PA 18426

$184,250

3 bd · 2.5 ba · 1,512 sqft · Manufactured public records · 53 Days on market

Built 2003 5,662 sqft lot $122/sqft · 23% above area Est $150k · 23% over $175/mo HOA · 8% 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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.5/10.0
• Appreciation +6.6/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this beautifully maintained home in the desirable Escape community, offering approximately 1,500 square feet of comfortable living space and a thoughtfully designed split floor plan that provides both privacy and functionality. The heart of the home is the spacious kitchen and dining area, offering plenty of room to gather, cook, and entertain. Just beyond, the inviting living room creates an extra cozy atmosphere that's perfect for relaxing evenings or quiet weekends at home. Meticulously cared for and truly move-in ready, this home reflects pride of ownership throughout. The thoughtful layout, comfortable living spaces, and well-maintained condition make it a wonderful place to call home. Residents of the Escape community also enjoy access to beautiful Lake Wallenpaupack, giving you the opportunity to take advantage of boating, fishing, and lakeside recreation just moments from your doorstep. If you're looking for a well-kept home in a community that offers both comfort and access to outdoor adventure, this property is one you won't want to miss.

Key facts

• Spacious kitchen
• Inviting living room
• 5,662 sq ft lot

Tags

• SPACIOUS KITCHEN
• INVITING LIVING ROOM
• LAKE WALLENPAUPACK ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $184k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $184k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.2% in The Escape — 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 C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 143 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% 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 (3.2% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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.
• Current owner paid $59k; list at $184k implies a 212% gain — meaningful room to come down on a strong offer.

Recommended offer $178,722 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $150,114
• List price: $184,250
• Delta: 22.74%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Spruce St	0.06mi	3/2.0	1,512 (0%)	1mo	$185,000	$122	94
108 Spruce St	0.13mi	3/2.0	1,512 (0%)	18mo	$180,000	$119	77
167 Oak Dr	0.36mi	3/2.0	1,519 (+0%)	19mo	$232,000	$153	64
115 Forrest St	0.39mi	3/2.0	1,584 (+5%)	14mo	$80,000	$51	61
144 Forrest St	0.38mi	2/2.0 (-1)	1,285 (-15%)	16mo	$145,000	$113	37

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

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.10×
• Total profit: $56,827
• Equity at exit: $85,469

10-year hold

• IRR: 20.2%
• Equity multiple: 3.99×
• Total profit: $154,387
• Equity at exit: $133,795

Cash invested: $51,590 (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 18426

• Home prices YoY: 1.4%
• Active inventory: 143
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$966
• Tax from tax record: −$95 /mo · $1,139/yr
• Insurance: −$77
• HOA: −$175
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $504

Break-even live

Break-even rent $1,662

Max offer price $184,250

Occupancy floor 73%

Sensitivity live

Price	-10% $608	-5% $556	+0% $504	+5% $452	+10% $400
Rent	-10% $322	-5% $413	+0% $504	+5% $595	+10% $686
Rate	-1.0pp $597	-0.5pp $551	base $504	+0.5pp $456	+1.0pp $408

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: $46,062
• Closing costs: $5,528
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dogwood Ln Lake Ariel, PA	3.0	2.0	1832	$2,300	$1.26	13d	1	0.80mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 11 events

1. 2026-06-18
   days on market $184,250 Active 53 DOM
2. 2026-06-17
   days on market $184,250 Active 52 DOM
3. 2026-06-16
   days on market $184,250 Active 51 DOM
4. 2026-06-15
   days on market $184,250 Active 50 DOM
5. 2026-06-13
   days on market $184,250 Active 48 DOM
6. 2026-06-13
   status $184,250 Active 47 DOM
7. 2026-05-06
   status Pending 1075-char remark

   Show marketing remark (1075 chars)

   Welcome to this beautifully maintained home in the desirable Escape community, offering approximately 1,500 square feet of comfortable living space and a thoughtfully designed split floor plan that provides both privacy and functionality. The heart of the home is the spacious kitchen and dining area, offering plenty of room to gather, cook, and entertain. Just beyond, the inviting living room creates an extra cozy atmosphere that's perfect for relaxing evenings or quiet weekends at home. Meticulously cared for and truly move-in ready, this home reflects pride of ownership throughout. The thoughtful layout, comfortable living spaces, and well-maintained condition make it a wonderful place to call home. Residents of the Escape community also enjoy access to beautiful Lake Wallenpaupack, giving you the opportunity to take advantage of boating, fishing, and lakeside recreation just moments from your doorstep. If you're looking for a well-kept home in a community that offers both comfort and access to outdoor adventure, this property is one you won't want to miss.

8. 2026-03-20
   listed $184,250 Active 1075-char remark

   Show marketing remark (1075 chars)

   Welcome to this beautifully maintained home in the desirable Escape community, offering approximately 1,500 square feet of comfortable living space and a thoughtfully designed split floor plan that provides both privacy and functionality. The heart of the home is the spacious kitchen and dining area, offering plenty of room to gather, cook, and entertain. Just beyond, the inviting living room creates an extra cozy atmosphere that's perfect for relaxing evenings or quiet weekends at home. Meticulously cared for and truly move-in ready, this home reflects pride of ownership throughout. The thoughtful layout, comfortable living spaces, and well-maintained condition make it a wonderful place to call home. Residents of the Escape community also enjoy access to beautiful Lake Wallenpaupack, giving you the opportunity to take advantage of boating, fishing, and lakeside recreation just moments from your doorstep. If you're looking for a well-kept home in a community that offers both comfort and access to outdoor adventure, this property is one you won't want to miss.

9. 2015-09-18
   soldstatus $59,000 717-char remark

   Show marketing remark (717 chars)

   LAKE WALLENPAUPACK RIGHTS! MUST SELL! BEST OFFER TAKES IT! Rent to Own Option Available w/ Lg. deposit! Newly renovated and located in ''The Escape'' with LOW Taxes and HOA fees! Property features 3BR, 2 BA, LR, DR, Kitchen, Family Room, new bamboo floors, kitchen, bath, washer/dryer hook-up and more, situated on 0.13 acres. Jammed packed with amenities: Walking Distance to the Lake, Approx. 0.5 miles from Boat Launch, Ledgedale Recr Center (Lake Wallenpaupack): * Boat Launch * Kayak Rental * Family Campground * Picnic Area * Playground/ Game Room * General Store - COMMUNITY AMENITIES: Beaches, Clubhouse, Outdoor Pool, Power Boats Allowed, Tennis Courts, Security, Road Maintenance and more. ..

10. 2015-04-27
    listed $54,200 717-char remark

    Show marketing remark (717 chars)

    LAKE WALLENPAUPACK RIGHTS! MUST SELL! BEST OFFER TAKES IT! Rent to Own Option Available w/ Lg. deposit! Newly renovated and located in ''The Escape'' with LOW Taxes and HOA fees! Property features 3BR, 2 BA, LR, DR, Kitchen, Family Room, new bamboo floors, kitchen, bath, washer/dryer hook-up and more, situated on 0.13 acres. Jammed packed with amenities: Walking Distance to the Lake, Approx. 0.5 miles from Boat Launch, Ledgedale Recr Center (Lake Wallenpaupack): * Boat Launch * Kayak Rental * Family Campground * Picnic Area * Playground/ Game Room * General Store - COMMUNITY AMENITIES: Beaches, Clubhouse, Outdoor Pool, Power Boats Allowed, Tennis Courts, Security, Road Maintenance and more. ..

11. 2003-02-19
    soldstatus $54,000

ⓘ 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: $1,139 · $95/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$886/yr (+$74/mo · 77.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 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: $27,600
• − Mortgage interest: −$10,321
• − Property taxes: −$1,139
• − Insurance: −$921
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$2,100
• − Depreciation: −$5,360
• Taxable income: $3,343
• Est. tax owed @ 24.0%: −$802
• After-tax cash flow: $5,247/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 — The Escape

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

Census & demographics

• Census place: The Escape, PA
• Population (ZIP): 3,426

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 11% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 6%
• Common ancestry: Romanian 12% Italian 2% Slovak 2%
• Foreign-born: 4%
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% French/Haitian/Cajun 1%

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: ▲ 3.25%
• Current HPI: 236.763
• 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

+241.2% since first listed

5 events — show timeline

• 2026-05-06 Pending — GSBR as distributed by MLS GRID
• 2026-03-20 Listed $184,250 GSBR as distributed by MLS GRID
• 2015-09-18 Sold (MLS) $59,000 PMAR
• 2015-04-27 Listed $54,200 PMAR
• 2003-02-19 Sold (Public Records) $54,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $1,139 · +3.0% YoY. Source: county tax records.