180 Bartion Ct · Penn Estates, PA 18321

$82,000

2 bd · 2.0 ba · 980 sqft · Manufactured public records · 54 Days on market

Built 2003 $84/sqft · 86% above area

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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 +7.5/15.0
• Appreciation +5.9/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE IMPROVEMENT! Nestled in a 55 t Community close to Rt 611, Rt 80, Rt 33! So close to Shopping! Restaurants! Appointments & Hospital! This 2 Bedroom and 2 Full Bath home is perfect for downsizing and 1 floor living!! New Metal Roof installed 2023.Upgraded Electric panel, New Appliances , New Water Heater , New Shed also with a metal roof, and recently paved driveway with parking for 2 or 3 Vehicles. Must be 55 or over & fill out Application! Lot Rent is $769.00 a month includes Water, Sewer & Trash.

Key facts

• Newer metal roof
• 2 parking spots
• Built 2003

Tags

• NEWER METAL ROOF
• RECENTLY PAVED DRIVEWAY
• PARKING FOR 2 OR 3 VEHICLES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $82k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 3.8% in Penn Estates — 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 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, 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: 30 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($567 loan paydown + $1k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 $40k; list at $82k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.80% ✓
• Cap rate: 25.62%
• Cash-on-cash: 69.03%
• DSCR: 4.07
• GRM: 3.0

CMA / ARV

• ARV (median comp): $44,164
• List price: $82,000
• Delta: 85.67%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.5%
• Equity multiple: 4.86×
• Total profit: $88,527
• Equity at exit: $31,062

10-year hold

• IRR: 73.0%
• Equity multiple: 9.90×
• Total profit: $204,422
• Equity at exit: $43,766

Cash invested: $22,960 (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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $1,321

Break-even live

Break-even rent $626

Max offer price $82,000

Occupancy floor 38%

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-03
   status $82,000 Pending 54 DOM
2. 2026-06-02
   days on market $82,000 Active 54 DOM
3. 2026-06-01
   days on market $82,000 Active 53 DOM
4. 2026-05-31
   days on market $82,000 Active 52 DOM
5. 2026-05-30
   days on market $82,000 Active 51 DOM
6. 2026-05-14
   price $82,000 527-char remark

   Show marketing remark (527 chars)

   PRICE IMPROVEMENT! Nestled in a 55 t Community close to Rt 611, Rt 80, Rt 33! So close to Shopping! Restaurants! Appointments & Hospital! This 2 Bedroom and 2 Full Bath home is perfect for downsizing and 1 floor living!! New Metal Roof installed 2023.Upgraded Electric panel, New Appliances , New Water Heater , New Shed also with a metal roof, and recently paved driveway with parking for 2 or 3 Vehicles. Must be 55 or over & fill out Application! Lot Rent is $769.00 a month includes Water, Sewer & Trash.

7. 2026-04-10
   listed $84,900 Active 527-char remark

   Show marketing remark (527 chars)

   PRICE IMPROVEMENT! Nestled in a 55 t Community close to Rt 611, Rt 80, Rt 33! So close to Shopping! Restaurants! Appointments & Hospital! This 2 Bedroom and 2 Full Bath home is perfect for downsizing and 1 floor living!! New Metal Roof installed 2023.Upgraded Electric panel, New Appliances , New Water Heater , New Shed also with a metal roof, and recently paved driveway with parking for 2 or 3 Vehicles. Must be 55 or over & fill out Application! Lot Rent is $769.00 a month includes Water, Sewer & Trash.

8. 2024-08-05
   soldstatus $40,000 Sold 349-char remark

   Show marketing remark (349 chars)

   Nestled in a quiet 55+ community close to all the Poconos has to offer. This 2 bedroom and 2 full bath home would be great for someone that's looking to downsize. Newer metal roof and recently paved driveway with parking for 2/3 vehicles. Storage shed in the rear of home for additional storage. Lot rent with water/sewer/trash $692 total per month.

9. 2024-08-05
   soldstatus $40,000 Closed

   Show marketing remark (349 chars)

   Nestled in a quiet 55+ community close to all the Poconos has to offer. This 2 bedroom and 2 full bath home would be great for someone that's looking to downsize. Newer metal roof and recently paved driveway with parking for 2/3 vehicles. Storage shed in the rear of home for additional storage. Lot rent with water/sewer/trash $692 total per month.

10. 2024-07-08
    status Pending 349-char remark

    Show marketing remark (349 chars)

    Nestled in a quiet 55+ community close to all the Poconos has to offer. This 2 bedroom and 2 full bath home would be great for someone that's looking to downsize. Newer metal roof and recently paved driveway with parking for 2/3 vehicles. Storage shed in the rear of home for additional storage. Lot rent with water/sewer/trash $692 total per month.

11. 2024-06-27
    listed $40,000 Active 349-char remark

    Show marketing remark (349 chars)

    Nestled in a quiet 55+ community close to all the Poconos has to offer. This 2 bedroom and 2 full bath home would be great for someone that's looking to downsize. Newer metal roof and recently paved driveway with parking for 2/3 vehicles. Storage shed in the rear of home for additional storage. Lot rent with water/sewer/trash $692 total per month.

12. 2024-06-27
    listed $40,000 Active

    Show marketing remark (349 chars)

    Nestled in a quiet 55+ community close to all the Poconos has to offer. This 2 bedroom and 2 full bath home would be great for someone that's looking to downsize. Newer metal roof and recently paved driveway with parking for 2/3 vehicles. Storage shed in the rear of home for additional storage. Lot rent with water/sewer/trash $692 total per month.

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$467/yr (+$39/mo · 128.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $27,571
• − Mortgage interest: −$4,593
• − Property taxes: −$362
• − Insurance: −$410
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − Depreciation: −$2,385
• Taxable income: $15,409
• Est. tax owed @ 24.0%: −$3,698
• After-tax cash flow: $12,151/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,746

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: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 8% Russian/Polish/Slavic 2% Vietnamese 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: ▲ 1.71%
• Current HPI: 162.4904
• 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

+105.0% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $82,000 PMAR
• 2026-04-10 Listed $84,900 PMAR
• 2024-08-05 Sold (MLS) $40,000 PMAR
• 2024-08-05 Sold (MLS) $40,000 GLVRMLS
• 2024-07-08 Pending — GLVRMLS
• 2024-06-27 Listed $40,000 PMAR
• 2024-06-27 Listed $40,000 GLVRMLS

Property tax history

-7.3%/yr

Latest (2026): $362 · +2.1% YoY. Source: county tax records.