140 Green Mtn · Saw Creek, PA 18302

$79,500

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 297 Days on market

Built 1984 $84/sqft · 25% below area Est $106k · 25% under $535/mo HOA · 29% of rent ↓ 24% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

Key facts

• New lighting
• New siding
• Brand new kitchen

Tags

• REMODELED MOBILE HOME
• BRAND NEW KITCHEN
• NEW FLOORING
• NEW WALL
• NEW LIGHTING
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 4.3% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• 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; 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 $550 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $14k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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. 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?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.29%
• DSCR: 2.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $105,963
• List price: $79,500
• Delta: -24.97%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $17,302
• Equity at exit: $11,854

10-year hold

• IRR: 27.6%
• Equity multiple: 3.46×
• Total profit: $54,784
• Equity at exit: $6,874

Cash invested: $22,260 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$417
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$33
• HOA: −$535
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $469

Break-even live

Break-even rent $1,269

Max offer price $79,500

Occupancy floor 70%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $535 · $6,420/yr

Listing history 27 events

1. 2026-06-19
   statusdays on market $79,500 Pending 297 DOM
2. 2026-06-18
   days on market $79,500 Active 296 DOM
3. 2026-06-17
   days on market $79,500 Active 295 DOM
4. 2026-06-16
   days on market $79,500 Active 294 DOM
5. 2026-06-15
   days on market $79,500 Active 293 DOM
6. 2026-06-14
   days on market $79,500 Active 291 DOM
7. 2026-06-13
   days on market $79,500 Active 290 DOM
8. 2026-06-10
   days on market $79,500 Active 288 DOM
9. 2026-06-09
   days on market $79,500 Active 287 DOM
10. 2026-06-08
    days on market $79,500 Active 286 DOM
11. 2026-06-07
    days on market $79,500 Active 285 DOM
12. 2026-06-05
    days on market $79,500 Active 282 DOM
13. 2026-06-02
    days on market $79,500 Active 280 DOM
14. 2026-06-01
    days on market $79,500 Active 279 DOM
15. 2026-05-31
    pricedays on market $79,500 Active 278 DOM
16. 2026-05-30
    days on market $89,500 Active 277 DOM
17. 2026-05-03
    price $79,500 538-char remark

    Show marketing remark (538 chars)

    JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

18. 2026-02-27
    price $83,500 538-char remark

    Show marketing remark (538 chars)

    JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

19. 2025-10-30
    price $89,500 191-char remark

    Show marketing remark (191 chars)

    Totally Remodeled 2 Bedroom and 2 Bath Mobile Home. Kitchen is Brand new, all new flooring, new wall and lighting. New siding and decking It is like getting a new Mobile Home A most see !!!!

20. 2025-10-28
    price $89,500 538-char remark

    Show marketing remark (538 chars)

    JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

21. 2025-08-26
    listed $94,000 Active 191-char remark

    Show marketing remark (191 chars)

    Totally Remodeled 2 Bedroom and 2 Bath Mobile Home. Kitchen is Brand new, all new flooring, new wall and lighting. New siding and decking It is like getting a new Mobile Home A most see !!!!

22. 2025-08-19
    price $94,000 538-char remark

    Show marketing remark (538 chars)

    JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

23. 2025-08-11
    listed $99,000 Active 538-char remark

    Show marketing remark (538 chars)

    JUST REDUCED 6,000 !! Close to Rte 80 great for commuting !!! Totally Remodeled from Top to Bottom Mobile Home!!!! Even Has a New Roof! Two Bedroom and two Full Bathrooms. Löw Key Community . Close to RT 80,shopping, hospitals, restaurants and hiking trails. This community has a park with play ground, basketball. New heating /Cooling Unit Kitchen has Granite counter tops all new cabinets, new refrigerator and stove. Also, brand new washer and dryer a MUST SEE! Contingent upon Seller finding Suitable Housing . Being Sold As Is

24. 2024-12-04
    soldstatus $93,000 Closed
25. 2024-11-18
    status Pending
26. 2024-10-26
    status Active
27. 2024-08-04
    listed $105,000 Active

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $734 · $61/mo
• Expected delta: +$522/yr (+$43/mo · 245.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $22,357
• − Mortgage interest: −$4,453
• − Property taxes: −$212
• − Insurance: −$398
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$6,420
• − Depreciation: −$2,313
• Taxable income: $4,984
• Est. tax owed @ 24.0%: −$1,196
• After-tax cash flow: $4,433/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 — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

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

-24.3% since first listed

11 events — show timeline

• 2026-05-03 Price Changed $79,500 PMAR
• 2026-02-27 Price Changed $83,500 PMAR
• 2025-10-30 Price Changed $89,500 GLVRMLS
• 2025-10-28 Price Changed $89,500 PMAR
• 2025-08-26 Listed $94,000 GLVRMLS
• 2025-08-19 Price Changed $94,000 PMAR
• 2025-08-11 Listed $99,000 PMAR
• 2024-12-04 Sold (MLS) $93,000 PMAR
• 2024-11-18 Pending — PMAR
• 2024-10-26 Relisted — PMAR
• 2024-08-04 Listed $105,000 PMAR

Property tax history

-10.0%/yr

Latest (2026): $212 · +1.6% YoY. Source: county tax records.