2549 Lynnwood Dr · Middle Smithfield, PA 18302

$150,000

2 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 99 Days on market

Built 1999 $103/sqft · 35% above area Est $109k · 38% over $705/mo HOA · 26% 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 +27.2/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This a Mobile home on a slab, in a Mobile home Park. Discover contemporary comfort in this newly listed East Stroudsburg home, where thoughtful updates and practical design create an inviting living space. This 1,420-square-foot residence offers four bedrooms and two bathrooms, making it an ideal choice for families or those seeking extra space. The heart of this home is its expansive, thoughtfully designed kitchen, featuring hidden spice racks that combine functionality with style. Modern updates throughout the house create a fresh, contemporary atmosphere, while the practical combination of vinyl plank flooring and tile provides both durability and aesthetic appeal. High-class Bathrooms with Glass Vessel Sinks. Shower heads that will make you have the best shower. The master bedroom stands out with its generous proportions and two Large closets, offering abundant storage space that today's homeowners desire. The home's forced air system ensures comfortable living throughout all seasons. Water & Sewer are part of the monthly HOA fee.

Key facts

• High-class bathrooms
• Glass vessel sinks
• Expansive kitchen

Tags

• MOBILE HOME ON A SLAB
• EXPANSIVE KITCHEN
• HIDDEN SPICE RACKS
• VINYL PLANK FLOORING
• HIGH-CLASS BATHROOMS
• GLASS VESSEL SINKS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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: HOA is 26% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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. 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. 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: 1.80% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 4.6

CMA / ARV

• ARV (median comp): $108,700
• List price: $150,000
• Delta: 37.99%
• Verdict: OVERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7617 Rocky Rdg	0.46mi	3/2.0 (+1)	1,280 (-12%)	17mo	$137,000	$107	40
7816 Dougherty Dr	0.49mi	3/2.0 (+1)	1,296 (-11%)	20mo	$149,900	$116	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $3,560
• Equity at exit: $22,365

10-year hold

• IRR: 12.0%
• Equity multiple: 1.96×
• Total profit: $40,231
• Equity at exit: $12,969

Cash invested: $42,000 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$148 /mo · $1,781/yr
• Insurance: −$62
• HOA: −$705
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $430

Break-even live

Break-even rent $2,155

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1273 Chateau Dr East Stroudsburg, PA	3.0	1.0	1073	$2,700	$2.52	44d	1	1.43mi

HOA detail

• Monthly dues: $705 · $8,460/yr
• Likely covers: watersewer

Listing history 14 events

1. 2026-06-02
   days on market $150,000 Active 99 DOM
2. 2026-06-01
   days on market $150,000 Active 98 DOM
3. 2026-05-31
   days on market $150,000 Active 97 DOM
4. 2026-05-30
   days on market $150,000 Active 96 DOM
5. 2026-03-27
   price $150,000 1057-char remark

   Show marketing remark (1057 chars)

   This a Mobile home on a slab, in a Mobile home Park. Discover contemporary comfort in this newly listed East Stroudsburg home, where thoughtful updates and practical design create an inviting living space. This 1,420-square-foot residence offers four bedrooms and two bathrooms, making it an ideal choice for families or those seeking extra space. The heart of this home is its expansive, thoughtfully designed kitchen, featuring hidden spice racks that combine functionality with style. Modern updates throughout the house create a fresh, contemporary atmosphere, while the practical combination of vinyl plank flooring and tile provides both durability and aesthetic appeal. High-class Bathrooms with Glass Vessel Sinks. Shower heads that will make you have the best shower. The master bedroom stands out with its generous proportions and two Large closets, offering abundant storage space that today's homeowners desire. The home's forced air system ensures comfortable living throughout all seasons. Water & Sewer are part of the monthly HOA fee.

6. 2026-02-23
   listed $155,000 Active 1057-char remark

   Show marketing remark (1057 chars)

   This a Mobile home on a slab, in a Mobile home Park. Discover contemporary comfort in this newly listed East Stroudsburg home, where thoughtful updates and practical design create an inviting living space. This 1,420-square-foot residence offers four bedrooms and two bathrooms, making it an ideal choice for families or those seeking extra space. The heart of this home is its expansive, thoughtfully designed kitchen, featuring hidden spice racks that combine functionality with style. Modern updates throughout the house create a fresh, contemporary atmosphere, while the practical combination of vinyl plank flooring and tile provides both durability and aesthetic appeal. High-class Bathrooms with Glass Vessel Sinks. Shower heads that will make you have the best shower. The master bedroom stands out with its generous proportions and two Large closets, offering abundant storage space that today's homeowners desire. The home's forced air system ensures comfortable living throughout all seasons. Water & Sewer are part of the monthly HOA fee.

7. 2025-05-13
   status Pending
8. 2025-04-24
   price $120,000
9. 2025-04-09
   price $125,000
10. 2025-01-31
    price $140,000
11. 2025-01-21
    price $145,000
12. 2025-01-20
    price $140,000
13. 2025-01-04
    listed $149,000 Active
14. 2022-05-31
    listed $50,000

ⓘ 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: $1,781 · $148/mo
• Projected year-2 tax: $2,076 · $173/mo
• Expected delta: +$294/yr (+$25/mo · 16.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 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: $32,400
• − Mortgage interest: −$8,402
• − Property taxes: −$1,781
• − Insurance: −$750
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$8,460
• − Depreciation: −$4,364
• Taxable income: $3,459
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $4,335/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Middle Smithfield

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

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+200.0% since first listed

10 events — show timeline

• 2026-03-27 Price Changed $150,000 PMAR
• 2026-02-23 Listed $155,000 PMAR
• 2025-05-13 Pending — PMAR
• 2025-04-24 Price Changed $120,000 PMAR
• 2025-04-09 Price Changed $125,000 PMAR
• 2025-01-31 Price Changed $140,000 PMAR
• 2025-01-21 Price Changed $145,000 PMAR
• 2025-01-20 Price Changed $140,000 PMAR
• 2025-01-04 Listed $149,000 PMAR
• 2022-05-31 Listed $50,000 PMAR

Property tax history

-0.2%/yr

Latest (2026): $1,781 · +1.6% YoY. Source: county tax records.