6 Snow Way · Holiday Pocono, PA 18210

$89,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 18 Days on market

Built 1981 10,802 sqft lot Est $83k · 8% over ↓ 31% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.0/15.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

Key facts

• Pump replaced
• Electric heat pump
• Shed included

Tags

• 30 MINUTE DRIVE TO ALLENTOWN
• SHED INCLUDED
• ELECTRIC HEAT PUMP
• CENTRAL AIR
• SHARED WELL
• PUMP REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 16.4% vs local median 1.1% in Holiday 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 58/100 on livability (#1,558 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, amenities F.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 453 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $72k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.86% ✓
• Cap rate: 16.36%
• Cash-on-cash: 35.94%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $83,328
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Snow Way	0.00mi	2/1.0	672 (0%)	1mo	$83,500	$124	99

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.8%
• Equity multiple: 2.35×
• Total profit: $33,870
• Equity at exit: $13,858

10-year hold

• IRR: 38.8%
• Equity multiple: 4.64×
• Total profit: $91,651
• Equity at exit: $8,553

Cash invested: $25,172 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$55 /mo · $661/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $754

Break-even live

Break-even rent $714

Max offer price $89,900

Occupancy floor 50%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-04-28
   status Pending
2. 2026-04-10
   listed $89,900 Active
3. 2026-02-17
   soldstatus $72,500
4. 2026-02-13
   soldstatus $72,500 Closed 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

5. 2026-02-02
   status Pending 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

6. 2026-01-22
   status Active 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

7. 2025-12-16
   status Pending 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

8. 2025-11-28
   price $85,000 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

9. 2025-11-17
   price $89,900 301-char remark

   Show marketing remark (301 chars)

   PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

10. 2025-11-10
    price $99,900 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

11. 2025-11-03
    price $105,900 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

12. 2025-10-23
    price $114,000 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

13. 2025-10-16
    price $119,000 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

14. 2025-10-10
    price $124,900 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

15. 2025-09-27
    listed $129,900 Active 301-char remark

    Show marketing remark (301 chars)

    PERFECT LOCATION! Two bedroom one bath mobile home on its own property. Within walking distance to Hickory Run State Park. Approximately 3 miles to PA Turnpike. 30 minute drive to Allentown. NO DUES OR ASSOCIATION. Shed included. Electric heat pump and central air. Shared well. Pump replaced in 2023.

ⓘ 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: $661 · $55/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$379/yr (+$32/mo · 57.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,020
• − Mortgage interest: −$5,036
• − Property taxes: −$661
• − Insurance: −$450
• − Repairs & maintenance: −$1,602
• − Management: −$1,602
• − Depreciation: −$2,615
• Taxable income: $8,055
• Est. tax owed @ 24.0%: −$1,933
• After-tax cash flow: $7,115/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Holiday Pocono

• Score: 58/100
• State rank: #1558
• US rank: #20681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

-30.8% since first listed

15 events — show timeline

• 2026-04-28 Pending — PMAR
• 2026-04-10 Listed $89,900 PMAR
• 2026-02-17 Sold (Public Records) $72,500 Public Records
• 2026-02-13 Sold (MLS) $72,500 PMAR
• 2026-02-02 Pending — PMAR
• 2026-01-22 Relisted — PMAR
• 2025-12-16 Pending — PMAR
• 2025-11-28 Price Changed $85,000 PMAR
• 2025-11-17 Price Changed $89,900 PMAR
• 2025-11-10 Price Changed $99,900 PMAR
• 2025-11-03 Price Changed $105,900 PMAR
• 2025-10-23 Price Changed $114,000 PMAR
• 2025-10-16 Price Changed $119,000 PMAR
• 2025-10-10 Price Changed $124,900 PMAR
• 2025-09-27 Listed $129,900 PMAR

Property tax history

+1.7%/yr

Latest (2026): $661 · +5.6% YoY. Source: county tax records.