E 382 Buckaroo Byway · Covington, PA 18424

$90,000

2 bd · 1.5 ba · 401 sqft · Manufactured · 319 Days on market

Built 2015 Good condition 4,356 sqft lot $224/sqft · 186% above area $220/mo HOA · 19% of rent

---

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 +17.7/30.0
• Appreciation +9.2/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Charming 2015 36' Chariot recreational unit - Your Perfect Pocono Retreat! Discover the ideal blend of comfort and convenience in this beautifully upgraded 2015 Chariot model. This spacious home features a handicapped ramp for easy access, along with stunning 2'' marble window sills and elegant blinds throughout. Enjoy a private guest suite complete with a half bath, and an upper loft area perfect for cozy nights with the little ones. The inviting 12x12 sunroom doubles as additional sleeping quarters, offering flexibility for family and friends. A handy 8x10 shed houses an extra refrigerator, ensuring you have everything you need for your getaway. Nestled against a serene wildlife area, this property boasts fantastic Pocono resort amenities and is Airbnb permitted by the HOA and local government, making it an excellent investment opportunity! Don't miss out on the chance to own this charming retreat—schedule your showing today!

Key facts

• Marble window sills
• Private guest suite
• 12x12 sunroom

Tags

• MARBLE WINDOW SILLS
• PRIVATE GUEST SUITE
• UPPER LOFT AREA
• 12X12 SUNROOM
• 8X10 SHED
• POCONO RESORT AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $73 ($873/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% 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.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $8k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.29% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.46%
• DSCR: 1.15
• GRM: 6.5

CMA / ARV

• ARV (median comp): $31,474
• List price: $90,000
• Delta: 185.95%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
R1- 95 Recreation Run	0.55mi	2/1.0	400 (-0%)	23mo	$33,000	$83	52

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.77×
• Total profit: $44,497
• Equity at exit: $71,181

10-year hold

• IRR: 21.4%
• Equity multiple: 6.01×
• Total profit: $126,150
• Equity at exit: $144,056

Cash invested: $25,200 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$220
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $73

Break-even live

Break-even rent $1,066

Max offer price $90,000

Occupancy floor 89%

Sensitivity live

Price	-10% $135	-5% $104	+0% $73	+5% $42	+10% $11
Rent	-10% $-19	-5% $27	+0% $73	+5% $118	+10% $164
Rate	-1.0pp $118	-0.5pp $96	base $73	+0.5pp $49	+1.0pp $26

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $220 · $2,640/yr

Listing history 16 events

1. 2026-06-18
   days on market $90,000 Active 319 DOM
2. 2026-06-17
   days on market $90,000 Active 318 DOM
3. 2026-06-16
   days on market $90,000 Active 317 DOM
4. 2026-06-15
   days on market $90,000 Active 316 DOM
5. 2026-06-14
   days on market $90,000 Active 314 DOM
6. 2026-06-13
   days on market $90,000 Active 313 DOM
7. 2026-06-10
   days on market $90,000 Active 311 DOM
8. 2026-06-09
   days on market $90,000 Active 310 DOM
9. 2026-06-08
   days on market $90,000 Active 309 DOM
10. 2026-06-07
    days on market $90,000 Active 308 DOM
11. 2026-06-03
    price $90,000 Active 303 DOM
12. 2026-06-02
    days on market $85,000 Active 303 DOM
13. 2026-06-01
    days on market $85,000 Active 302 DOM
14. 2026-05-31
    days on market $85,000 Active 301 DOM
15. 2026-05-30
    days on market $85,000 Active 300 DOM
16. 2025-08-03
    listed $85,000 Active 949-char remark

    Show marketing remark (949 chars)

    Charming 2015 36' Chariot recreational unit - Your Perfect Pocono Retreat! Discover the ideal blend of comfort and convenience in this beautifully upgraded 2015 Chariot model. This spacious home features a handicapped ramp for easy access, along with stunning 2'' marble window sills and elegant blinds throughout. Enjoy a private guest suite complete with a half bath, and an upper loft area perfect for cozy nights with the little ones. The inviting 12x12 sunroom doubles as additional sleeping quarters, offering flexibility for family and friends. A handy 8x10 shed houses an extra refrigerator, ensuring you have everything you need for your getaway. Nestled against a serene wildlife area, this property boasts fantastic Pocono resort amenities and is Airbnb permitted by the HOA and local government, making it an excellent investment opportunity! Don't miss out on the chance to own this charming retreat—schedule your showing today!

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 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: $13,894
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − HOA: −$2,640
• − Depreciation: −$2,618
• Taxable loss: −$428
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $976/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 · 12 photos

Good 75/100 Cosmetic rehab

This charming 2015 Chariot recreational unit is in good condition with minor repairs needed. It offers a comfortable and convenient Pocono getaway with a handicap ramp, private guest suite, and additional sleeping quarters in the sunroom. A fresh coat of paint and new flooring would significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear
• Minor bathroom fixtures — Light wear and tear
• Minor exterior siding — Some discoloration

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace carpeted flooring — New flooring improves comfort and reduces maintenance costs.
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light wear and tear	Minor	$500–3,000
bathroom fixtures · Light wear and tear	Minor	$500–3,000
exterior siding · Some discoloration	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpeted flooring — New flooring improves comfort and reduces maintenance costs. ↑
• Both Clean and maintain HVAC system — A clean and functioning HVAC system improves comfort and energy efficiency. ↑

ⓘ 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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Covington

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

Census & demographics

• Census place: Eagle Lake, PA
• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

• 2025-08-03 Listed $85,000 PMAR