2606 Oakwood Ct · Middle Smithfield, PA 18302

$112,900

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 37 Days on market

Built 1999 $101/sqft · 6% above area Est $107k · 6% over $715/mo HOA · 26% of rent ↓ 2% since listing

---

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 +4.9/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

Key facts

• Open concept living
• Brand new roof
• Brand new kitchen

Tags

• RANCH STYLE MANUFACTURED HOME
• PRIVATE PARKING
• BRAND NEW ROOF
• CUL-DE-SAC SETTING
• OPEN CONCEPT LIVING
• BRAND NEW KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $113k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $113k).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 $781 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $109,513 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.39% ✓
• Cap rate: 14.15%
• Cash-on-cash: 28.05%
• DSCR: 2.25
• GRM: 3.5

CMA / ARV

• ARV (median comp): $106,633
• List price: $112,900
• Delta: 5.88%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2606 Oakwood Ct	0.00mi	3/2.0 (+1)	1,120 (0%)	1mo	$107,500	$96	94
7534 Rocky Ridge Rd	0.45mi	2/2.0	1,088 (-3%)	2mo	$109,900	$101	73
7529 Rocky Ridge Rd	0.39mi	3/2.0 (+1)	1,080 (-4%)	9mo	$115,000	$106	63
7546 Rocky Rdg	0.48mi	3/2.0 (+1)	1,064 (-5%)	10mo	$35,000	$33	56
7810 Dougherty Dr	0.49mi	3/2.0 (+1)	1,008 (-10%)	9mo	$114,900	$114	48
7630 Rocky Rdg	0.39mi	3/2.0 (+1)	1,200 (+7%)	20mo	$99,000	$83	48
7584 Rocky Ridge Rd	0.39mi	3/2.0 (+1)	1,215 (+8%)	24mo	$102,000	$84	43
7617 Rocky Rdg	0.42mi	3/2.0 (+1)	1,280 (+14%)	17mo	$137,000	$107	38

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: 22.5%
• Equity multiple: 1.92×
• Total profit: $29,193
• Equity at exit: $16,834

10-year hold

• IRR: 30.6%
• Equity multiple: 3.78×
• Total profit: $87,728
• Equity at exit: $9,762

Cash invested: $31,612 (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: 3.5×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$47
• HOA: −$715
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $739

Break-even live

Break-even rent $1,765

Max offer price $112,900

Occupancy floor 68%

Sensitivity live

Price	-10% $803	-5% $771	+0% $739	+5% $707	+10% $675
Rent	-10% $526	-5% $632	+0% $739	+5% $846	+10% $952
Rate	-1.0pp $796	-0.5pp $768	base $739	+0.5pp $710	+1.0pp $680

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: $28,225
• Closing costs: $3,387
• 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	1.37mi

HOA detail

• Monthly dues: $715 · $8,580/yr
• Likely covers: watersewertrash

Listing history 6 events

1. 2026-05-09
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

2. 2026-05-09
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

3. 2026-05-01
   price $112,900 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

4. 2026-05-01
   price $112,900 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

5. 2026-04-02
   listed $114,900 Active 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

6. 2026-03-26
   listed $114,900 Active 1036-char remark

   Show marketing remark (1036 chars)

   Well Maintained East Stroudsburg Community Offers Carefree Lifestyle! Ranch Style Manufactured Home Featuring ALL NEW Interior w/ 3 Bedrooms, 2 Full Baths, Private Parking, & Brand New Roof. Peaceful Cul-De-Sac Setting Backs Up To Forested Community Owned Land For Added Privacy. Freshly Painted Front & Rear Decks Give Way To Open Concept Living & Dining Areas Showcasing Brand New Kitchen w/ Butcher Block Island, Abundant Cabinetry & New Stainless Steel Appliances. Propane Heating & Range Plus New Painting & Flooring Throughout. Primary Bedroom Suite with Full Bath & Walk-In Closet Plus Spacious Laundry Room. Lot Fee Of $715/Month Includes Water, Sewer, Garbage, Plowing, Maintenance of Common Areas & Taxes On Land. Buyer Must Apply For Residency - Anyone 18+ To Fill Out Application. Low Total Taxes Of $490/Year. Conveniently Accessible To Pocono Area Attractions, Four Season Amenities, Major Routes, Restaurants & Medical Facilities. Affordable Summer Living Has Arrived!

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,131 · $94/mo
• Expected delta: +$653/yr (+$54/mo · 136.4%)

ⓘ 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 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: −$6,324
• − Property taxes: −$478
• − Insurance: −$564
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$8,580
• − Depreciation: −$3,284
• Taxable income: $7,985
• Est. tax owed @ 24.0%: −$1,916
• After-tax cash flow: $6,952/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

-1.7% since first listed

6 events — show timeline

• 2026-05-09 Pending — GLVRMLS
• 2026-05-09 Pending — PMAR
• 2026-05-01 Price Changed $112,900 PMAR
• 2026-05-01 Price Changed $112,900 GLVRMLS
• 2026-04-02 Listed $114,900 GLVRMLS
• 2026-03-26 Listed $114,900 PMAR

Property tax history

-6.4%/yr

Latest (2026): $478 · +1.6% YoY. Source: county tax records.