1280 Old Coach Dr · Holiday Pocono, PA 18610

$88,000

2 bd · 1.0 ba · 912 sqft · Manufactured public records · 3 Days on market

Built 1961 0.34 ac lot Est $65k · 36% over $15/mo HOA · 1% of rent

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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
• Appreciation +5.2/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

Key facts

• Rain gutters
• Metal roof
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• PARTIALLY FINISHED SUNROOM
• METAL ROOF
• RAIN GUTTERS
• HW HEATER
• FURNACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $88k).
• Cap rate 26.4% vs local median 1.3% 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.
• 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: 90 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

• In year one you build about $1k of equity ($608 loan paydown + $412 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Recommended offer $88,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.95% ✓
• Cap rate: 26.35%
• Cash-on-cash: 71.64%
• DSCR: 4.19
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $64,752
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 Campstead Cir	0.45mi	2/1.0	780 (-14%)	18mo	$55,000	$71	40

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 74.1%
• Equity multiple: 4.78×
• Total profit: $93,093
• Equity at exit: $27,631

10-year hold

• IRR: 75.5%
• Equity multiple: 9.75×
• Total profit: $215,597
• Equity at exit: $34,922

Cash invested: $24,640 (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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$37
• HOA: −$15
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $1,471

Break-even live

Break-even rent $738

Max offer price $88,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,521	-5% $1,496	+0% $1,471	+5% $1,446	+10% $1,421
Rent	-10% $1,266	-5% $1,368	+0% $1,471	+5% $1,574	+10% $1,676
Rate	-1.0pp $1,515	-0.5pp $1,493	base $1,471	+0.5pp $1,448	+1.0pp $1,425

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Snow Shoe Ln Blakeslee, PA	2.0	2.0	960	$2,600	$2.71	44d	1	0.41mi

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: water

Listing history 16 events

1. 2025-12-06
   status Pending
2. 2025-12-03
   listed $88,000 Active
3. 2025-06-26
   soldstatus $88,001
4. 2025-06-23
   soldstatus $88,001 Closed 1268-char remark

   Show marketing remark (1268 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

5. 2025-06-14
   soldstatus $88,001 Closed 1267-char remark

   Show marketing remark (1267 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

6. 2025-05-30
   status Pending 1267-char remark

   Show marketing remark (1267 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

7. 2025-05-27
   status Pending 1268-char remark

   Show marketing remark (1268 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

8. 2025-04-14
   status Active 1268-char remark

   Show marketing remark (1268 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

9. 2025-04-10
   status Pending 1268-char remark

   Show marketing remark (1268 chars)

   Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

10. 2025-03-21
    status Active 1268-char remark

    Show marketing remark (1267 chars)

    Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

11. 2025-03-21
    listed $88,900 Active 1267-char remark

    Show marketing remark (1267 chars)

    Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

12. 2025-03-11
    status Pending 1268-char remark

    Show marketing remark (1268 chars)

    Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

13. 2025-03-03
    listed $88,900 Active 1268-char remark

    Show marketing remark (1268 chars)

    Escape to Your Private Retreat in this Modular Home with room to grow, endless Potential. Charm meets opportunity with this cozy modular home offers 3 spacious bedrooms and 1 1/2 baths, designed to be your personal sanctuary. Whether you're looking to create a serene retreat or a vibrant family home, this property is brimming with potential. Step into the living room with it's welcoming fireplace that is prepped for a cast iron wood-burning stove which is included just needs to be installed this is perfect for cozy evenings. Kitchen Ready for Your ideas. Just imagine updating the kitchen to suit your culinary dreams, modernizing it while retaining its unique character. Roof was Installed in 2024 for lasting protection. Furnace & Hot Water Heater, were both upgraded in 2024 for enhanced comfort and efficiency. Sump Pump was Installed in 2023 to keep the home dry and secure. Bring your ideas and a touch of TLC to restore this home to its glory days. With a little imagination and effort, you can transform this property into a true masterpiece. Discover the perfect blend of privacy, modern updates, and untapped potential in this unique modular home. Your dream retreat awaits—make it yours today! 'square footage is based on public records'.

14. 2009-07-02
    soldstatus $53,900
15. 1975-10-10
    soldstatus $19,500
16. 1973-08-27
    soldstatus $14,000

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$276/yr (+$23/mo · 32.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$4,929
• − Property taxes: −$838
• − Insurance: −$440
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$180
• − Depreciation: −$2,560
• Taxable income: $17,261
• Est. tax owed @ 24.0%: −$4,143
• After-tax cash flow: $13,510/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: 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 — 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): 4,373

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 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 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: ▲ 0.47%
• Current HPI: 181.9087
• 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

+528.6% since first listed

16 events — show timeline

• 2025-12-06 Pending — PMAR
• 2025-12-03 Listed $88,000 PMAR
• 2025-06-26 Sold (Public Records) $88,001 Public Records
• 2025-06-23 Sold (MLS) $88,001 PMAR
• 2025-06-14 Sold (MLS) $88,001 BRIGHT MLS
• 2025-05-30 Pending — BRIGHT MLS
• 2025-05-27 Pending — PMAR
• 2025-04-14 Relisted — PMAR
• 2025-04-10 Pending — PMAR
• 2025-03-21 Relisted — PMAR
• 2025-03-21 Listed $88,900 BRIGHT MLS
• 2025-03-11 Pending — PMAR
• 2025-03-03 Listed $88,900 PMAR
• 2009-07-02 Sold (Public Records) $53,900 Public Records
• 1975-10-10 Sold (Public Records) $19,500 Public Records
• 1973-08-27 Sold (Public Records) $14,000 Public Records

Property tax history

-1.8%/yr

Latest (2026): $838 · +3.3% YoY. Source: county tax records.