4122 White Rock Ln Lot 1 · Mount Pocono, PA 18466

$42,500

1 bd · 1.0 ba · 962 sqft · Manufactured · 34 Days on market

Built 1983 Fair condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Want Bang for your Buck. Then buy this Home in what is fast becoming the Heart of the Poconos. This 1 Bedroom was recently updated and comes equipped with a Deck. Just minutes from Shopping, Water Parks, Ski Trails, and Lakes.

Key facts

• Recently updated
• Minutes from lakes
• Deck

Tags

• RECENTLY UPDATED
• DECK
• MINUTES FROM SHOPPING
• MINUTES FROM WATER PARKS
• MINUTES FROM SKI TRAILS
• MINUTES FROM LAKES

Property features AI

Finance

• Other: Located in White Rock Mobile Home Park; Private maintained road access; Road surface: paved and unimproved sections; Road frontage: private road
• HOA & community: Property is on leased land (land lease $400)

Exterior

• Parking: 4 parking spaces total; 3 open parking spaces; Direct access; Driveway; On-site parking; Paved parking
• Security: Fire alarm
• Utilities: Private well water; Septic tank; 100 amp electric service; Cable available
• Home design: Residential mobile home (single wide); House structure; North-facing; Single-story; Front entry, entry level 1; End unit with no common walls
• Construction: Vinyl siding; Metal skirting; Other foundation
• Exterior features: Barbecue / outdoor grill; Deck; Sliding doors; Shingle roof

Interior

• Kitchen: Electric oven; Refrigerator; Microwave; Water heater
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Laminate flooring; Linoleum flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Ceiling fan(s) for cooling
• Interior features: High-speed internet available; Wired for data; Blinds; Partially furnished; Crawl space basement
• Laundry & utility: In-unit laundry on the main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $42k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 38.1% vs local median 5.1% 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: 355 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 ($294 loan paydown + $1k appreciation (2.4% 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 (2.4% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.

Recommended offer $41,225 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.23% ✓
• Cap rate: 38.12%
• Cash-on-cash: 113.68%
• DSCR: 6.06
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.35×
• Total profit: $75,520
• Equity at exit: $17,589

10-year hold

• IRR: —
• Equity multiple: 15.29×
• Total profit: $170,086
• Equity at exit: $25,980

Cash invested: $11,900 (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: 2.0×

Monthly cashflow live

• Estimated rent: $1,799 medium
• Mortgage (P&I): −$223
• Tax est. 1.5%: −$53 /mo · $638/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,127

Break-even live

Break-even rent $372

Max offer price $42,500

Occupancy floor 32%

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $42,500 Active 34 DOM
2. 2026-06-18
   days on market $42,500 Active 33 DOM
3. 2026-06-17
   days on market $42,500 Active 32 DOM
4. 2026-06-16
   days on market $42,500 Active 31 DOM
5. 2026-06-15
   days on market $42,500 Active 30 DOM
6. 2026-06-14
   days on market $42,500 Active 28 DOM
7. 2026-06-13
   days on market $42,500 Active 27 DOM
8. 2026-06-10
   days on market $42,500 Active 25 DOM
9. 2026-06-09
   days on market $42,500 Active 24 DOM
10. 2026-06-08
    days on market $42,500 Active 23 DOM
11. 2026-06-07
    days on market $42,500 Active 22 DOM
12. 2026-06-02
    days on market $42,500 Active 17 DOM
13. 2026-06-01
    days on market $42,500 Active 16 DOM
14. 2026-06-01
    price $42,500 Active 15 DOM
15. 2026-05-31
    days on market $45,000 Active 15 DOM
16. 2026-05-30
    days on market $45,000 Active 14 DOM
17. 2026-05-09
    listed $45,000 Active

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $21,586
• − Mortgage interest: −$2,381
• − Property taxes: −$638
• − Insurance: −$212
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$1,236
• Taxable income: $13,665
• Est. tax owed @ 24.0%: −$3,280
• After-tax cash flow: $10,249/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 · 10 photos

Fair 45/100 Cosmetic rehab

This manufactured home is in fair condition with cosmetic updates needed. It offers a good opportunity for a quick renovation to enhance its curb appeal and resale value.

Repairs flagged

• Minor exterior siding — Weathered appearance
• Minor kitchen cabinets — Dated design
• Minor bathroom fixtures — Simple, dated style

Value-add opportunities

• Both paint exterior — Enhances curb appeal and resale value
• Both replace kitchen cabinets — Modernizes the space and improves functionality
• Both update bathroom fixtures — Modernizes the space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered appearance	Minor	$500–3,000
kitchen cabinets · Dated design	Minor	$500–3,000
bathroom fixtures · Simple, dated style	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and resale value ↑
• Both replace kitchen cabinets — Modernizes the space and improves functionality ↑
• Both update bathroom fixtures — Modernizes the space and improves functionality ↑

ⓘ 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: 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): 17,997

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: 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 · 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: ▲ 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

• 2026-05-09 Listed $45,000 PMAR