1215 Blue Mountain Cir · Saylorsburg, PA 18353

$139,900

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 65 Days on market

Built 2000 $132/sqft · 36% below area Est $220k · 36% under ↓ 4% since listing

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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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NOTHING TO DO BUT MOVE INTO THIS NEWLY RENOVATED 3-BR, 2-BA 2000 Fleetwood (1,056 sq. ft) ranch home located in the (55+ and older) community of Blue Mountain Village. You'll love the open floor plan allowing you to move freely throughout the home. RECENTLY RENOVATED! NEW Roof, NEW Central Air, NEW Propane Furnace, NEW Hot Water Heater, freshly painted rooms, NEW laminate flooring, NEW vanities, NEW faucets, NEW ceiling fans, just to name a few of the recent improvements! The ultra modern NEW kitchen features new cabinetry, countertops, tile backsplash, stainless appliances and with a center island that seats 2! The rear patio backs up to the woods for privacy! A detached shed and off street parking for 2+ cars! Blue Mountain Village is a 55+ retirement community. Monthly lot rent of $700 includes W/ S, community club house with kitchen for hosting parties & family gatherings, gym & billiard club. Community surrounds a 9 acre catch and release lake. With the exception of the primary bedroom, living room TV and stand home being sold ''FURNISHED''! This home is perfect as a main residence or your private getaway. BUYERS: Please make sure your approved for manufactured home financing . . VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Looking to downsize? This is the Perfect Home! MOTIVATED SELLER! Call Today!

Key facts

• Open floor plan
• New propane furnace
• New hot water heater

Tags

• NEWLY RENOVATED
• OPEN FLOOR PLAN
• NEW ROOF
• NEW CENTRAL AIR
• NEW PROPANE FURNACE
• NEW HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (7.8% below list).
• Recommended offer: $129k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#627 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, health & safety D, amenities F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,993 (7.8% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.92% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $219,796
• List price: $139,900
• Delta: -36.35%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-17,104
• Equity at exit: $20,860

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-7,732
• Equity at exit: $12,096

Cash invested: $39,172 (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 18353

• Home prices YoY: -14.0%
• Active inventory: 75
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $87

Break-even live

Break-even rent $1,179

Max offer price $139,900

Occupancy floor 88%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-19
   days on market $139,900 Active 65 DOM
2. 2026-06-18
   days on market $139,900 Active 64 DOM
3. 2026-06-17
   days on market $139,900 Active 63 DOM
4. 2026-06-16
   days on market $139,900 Active 62 DOM
5. 2026-06-15
   days on market $139,900 Active 61 DOM
6. 2026-06-14
   days on market $139,900 Active 59 DOM
7. 2026-06-13
   pricedays on market $139,900 Active 58 DOM
8. 2026-06-10
   days on market $143,900 Active 56 DOM
9. 2026-06-09
   days on market $143,900 Active 55 DOM
10. 2026-06-08
    days on market $143,900 Active 54 DOM
11. 2026-06-07
    days on market $143,900 Active 53 DOM
12. 2026-06-05
    days on market $143,900 Active 50 DOM
13. 2026-06-03
    days on market $143,900 Active 49 DOM
14. 2026-06-02
    days on market $143,900 Active 48 DOM
15. 2026-06-01
    days on market $143,900 Active 47 DOM
16. 2026-05-31
    days on market $143,900 Active 46 DOM
17. 2026-05-30
    days on market $143,900 Active 45 DOM
18. 2026-04-15
    listed $143,900 Active 1366-char remark

    Show marketing remark (1374 chars)

    NOTHING TO DO BUT MOVE INTO THIS NEWLY RENOVATED 3-BR, 2-BA 2000 Fleetwood (1,056 sq. ft) ranch home located in the (55+ and older) community of Blue Mountain Village. You'll love the open floor plan allowing you to move freely throughout the home. RECENTLY RENOVATED! NEW Roof, NEW Central Air, NEW Propane Furnace, NEW Hot Water Heater, freshly painted rooms, NEW laminate flooring, NEW vanities, NEW faucets, NEW ceiling fans, just to name a few of the recent improvements! The ultra modern NEW kitchen features new cabinetry, countertops, tile backsplash, stainless appliances and with a center island that seats 2! The rear patio backs up to the woods for privacy! A detached shed and off street parking for 2+ cars! Blue Mountain Village is a 55+ retirement community. Monthly lot rent of $700 includes W/ S, community club house with kitchen for hosting parties & family gatherings, gym & billiard club. Community surrounds a 9 acre catch and release lake. With the exception of the primary bedroom, living room TV and stand home being sold "FURNISHED"! This home is perfect as a main residence or your private getaway. BUYERS: Please make sure your approved for manufactured home financing . . VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Looking to downsize? This is the Perfect Home! MOTIVATED SELLER! Call Today!

19. 2026-04-15
    listed $143,900 Active 1374-char remark

    Show marketing remark (1374 chars)

    NOTHING TO DO BUT MOVE INTO THIS NEWLY RENOVATED 3-BR, 2-BA 2000 Fleetwood (1,056 sq. ft) ranch home located in the (55+ and older) community of Blue Mountain Village. You'll love the open floor plan allowing you to move freely throughout the home. RECENTLY RENOVATED! NEW Roof, NEW Central Air, NEW Propane Furnace, NEW Hot Water Heater, freshly painted rooms, NEW laminate flooring, NEW vanities, NEW faucets, NEW ceiling fans, just to name a few of the recent improvements! The ultra modern NEW kitchen features new cabinetry, countertops, tile backsplash, stainless appliances and with a center island that seats 2! The rear patio backs up to the woods for privacy! A detached shed and off street parking for 2+ cars! Blue Mountain Village is a 55+ retirement community. Monthly lot rent of $700 includes W/ S, community club house with kitchen for hosting parties & family gatherings, gym & billiard club. Community surrounds a 9 acre catch and release lake. With the exception of the primary bedroom, living room TV and stand home being sold "FURNISHED"! This home is perfect as a main residence or your private getaway. BUYERS: Please make sure your approved for manufactured home financing . . VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Looking to downsize? This is the Perfect Home! MOTIVATED SELLER! Call Today!

20. 2026-04-15
    listed $143,900 Active

    Show marketing remark (1374 chars)

    NOTHING TO DO BUT MOVE INTO THIS NEWLY RENOVATED 3-BR, 2-BA 2000 Fleetwood (1,056 sq. ft) ranch home located in the (55+ and older) community of Blue Mountain Village. You'll love the open floor plan allowing you to move freely throughout the home. RECENTLY RENOVATED! NEW Roof, NEW Central Air, NEW Propane Furnace, NEW Hot Water Heater, freshly painted rooms, NEW laminate flooring, NEW vanities, NEW faucets, NEW ceiling fans, just to name a few of the recent improvements! The ultra modern NEW kitchen features new cabinetry, countertops, tile backsplash, stainless appliances and with a center island that seats 2! The rear patio backs up to the woods for privacy! A detached shed and off street parking for 2+ cars! Blue Mountain Village is a 55+ retirement community. Monthly lot rent of $700 includes W/ S, community club house with kitchen for hosting parties & family gatherings, gym & billiard club. Community surrounds a 9 acre catch and release lake. With the exception of the primary bedroom, living room TV and stand home being sold "FURNISHED"! This home is perfect as a main residence or your private getaway. BUYERS: Please make sure your approved for manufactured home financing . . VA, FHA, USDA or Conventional mortgages will not qualify for these homes. Looking to downsize? This is the Perfect Home! MOTIVATED SELLER! Call Today!

21. 2026-04-13
    historical
22. 2026-04-13
    historical
23. 2026-03-19
    price $143,900
24. 2026-03-18
    price $143,900
25. 2026-03-18
    price $143,900
26. 2026-01-13
    listed $147,000 Active
27. 2026-01-12
    listed $147,000 Active
28. 2026-01-09
    listed $147,000 Active
29. 2025-06-20
    soldstatus $130,000 Closed
30. 2025-06-20
    soldstatus $130,000 Closed
31. 2025-06-20
    soldstatus $130,000 Closed
32. 2025-06-06
    status Pending
33. 2025-04-11
    status Pending
34. 2025-04-11
    status Pending
35. 2025-04-11
    status Pending
36. 2025-02-25
    price $134,900
37. 2025-02-25
    price $134,900
38. 2025-02-25
    price $134,900
39. 2025-01-02
    listed $139,000 Active
40. 2025-01-01
    listed $139,000 Active
41. 2025-01-01
    listed $139,000 Active
42. 2024-12-31
    historical
43. 2024-12-31
    historical
44. 2024-11-25
    price $139,000
45. 2024-11-25
    price $139,000
46. 2024-11-25
    price $139,000
47. 2024-08-25
    listed $149,900 Active
48. 2024-08-24
    listed $149,900 Active
49. 2024-08-24
    listed $149,900 Active

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,545 · $129/mo
• Expected delta: +$666/yr (+$55/mo · 75.8%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,479
• − Mortgage interest: −$7,837
• − Property taxes: −$879
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$4,070
• Taxable loss: −$1,280
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,356/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Saylorsburg

• Score: 72/100
• State rank: #627
• US rank: #6049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,512

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 10% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -27.10%
• Current HPI: 166.0654
• 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

-4.0% since first listed

32 events — show timeline

• 2026-04-15 Listed $143,900 PMAR
• 2026-04-15 Listed $143,900 GLVRMLS
• 2026-04-15 Listed $143,900 BRIGHT MLS
• 2026-04-13 Listing Removed — GLVRMLS
• 2026-04-13 Listing Removed — BRIGHT MLS
• 2026-03-19 Price Changed $143,900 BRIGHT MLS
• 2026-03-18 Price Changed $143,900 PMAR
• 2026-03-18 Price Changed $143,900 GLVRMLS
• 2026-01-13 Listed $147,000 PMAR
• 2026-01-12 Listed $147,000 BRIGHT MLS
• 2026-01-09 Listed $147,000 GLVRMLS
• 2025-06-20 Sold (MLS) $130,000 BRIGHT MLS
• 2025-06-20 Sold (MLS) $130,000 GLVRMLS
• 2025-06-20 Sold (MLS) $130,000 PMAR
• 2025-06-06 Pending — GLVRMLS
• 2025-04-11 Pending — BRIGHT MLS
• 2025-04-11 Pending — PMAR
• 2025-04-11 Pending — GLVRMLS
• 2025-02-25 Price Changed $134,900 BRIGHT MLS
• 2025-02-25 Price Changed $134,900 GLVRMLS
• 2025-02-25 Price Changed $134,900 PMAR
• 2025-01-02 Listed $139,000 PMAR
• 2025-01-01 Listed $139,000 BRIGHT MLS
• 2025-01-01 Listed $139,000 GLVRMLS
• 2024-12-31 Listing Removed — BRIGHT MLS
• 2024-12-31 Listing Removed — GLVRMLS
• 2024-11-25 Price Changed $139,000 BRIGHT MLS
• 2024-11-25 Price Changed $139,000 GLVRMLS
• 2024-11-25 Price Changed $139,000 PMAR
• 2024-08-25 Listed $149,900 BRIGHT MLS
• 2024-08-24 Listed $149,900 GLVRMLS
• 2024-08-24 Listed $149,900 PMAR

Property tax history

-4.0%/yr

Latest (2026): $879 · +1.6% YoY. Source: county tax records.