3633 Rocky Hill Rd · East Side, PA 18661

$135,500

2 bd · 1.0 ba · 960 sqft · Manufactured · 405 Days on market

Built 2024 Good condition $141/sqft · 9% above area Est $124k · 9% over

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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 +22.7/30.0
• Appreciation +10.0/10.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• ARV discount +3.4/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

The full covered porch makes this home. Featuring open concept living in a smaller model. The contemporary cabin home has a large main bathroom and plenty of storage. With too many cabinets to list you won't have problems finding a home for all your dishes and cups. If you're looking for a smaller home all on one floor this model may be for you. Located on a fantastic lot with new homes all around. Located just minutes off the PA turnpike and all the outdoor adventures the Pocono Mountains offers. Perfect for a weekend getaway or full time residency.

Key facts

• Covered porch
• Open concept living
• Plenty of storage

Tags

• COVERED PORCH
• OPEN CONCEPT LIVING
• LARGE MAIN BATHROOM
• PLENTY OF STORAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $136k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $136k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#856 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: schools F, amenities F, commute F.
• Weatherly Area SD (rural): math 22% / reading 48% proficiency, ranked #415 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 70 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($937 loan paydown + $14k appreciation (10.0% local appreciation)).
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 405 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 3 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 $119,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 405 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.38%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $124,060
• List price: $135,500
• Delta: 9.22%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3639 Rocky Hill Rd	0.09mi	2/2.0	1,056 (+10%)	10mo	$135,000	$128	67

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $88,680
• Equity at exit: $122,069

10-year hold

• IRR: 25.7%
• Equity multiple: 7.58×
• Total profit: $249,506
• Equity at exit: $263,247

Cash invested: $37,940 (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 18661

• Home prices YoY: 15.0%
• Active inventory: 70
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,481 medium
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$169 /mo · $2,032/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $233

Break-even live

Break-even rent $1,185

Max offer price $135,500

Occupancy floor 79%

Sensitivity live

Price	-10% $327	-5% $280	+0% $233	+5% $187	+10% $140
Rent	-10% $116	-5% $175	+0% $233	+5% $292	+10% $350
Rate	-1.0pp $302	-0.5pp $268	base $233	+0.5pp $198	+1.0pp $162

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: $33,875
• Closing costs: $4,065
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $135,500 Active 405 DOM
2. 2026-06-17
   days on market $135,500 Active 404 DOM
3. 2026-06-16
   days on market $135,500 Active 403 DOM
4. 2026-06-15
   days on market $135,500 Active 402 DOM
5. 2026-06-14
   days on market $135,500 Active 400 DOM
6. 2026-06-13
   days on market $135,500 Active 399 DOM
7. 2026-06-10
   days on market $135,500 Active 397 DOM
8. 2026-06-09
   days on market $135,500 Active 396 DOM
9. 2026-06-08
   days on market $135,500 Active 395 DOM
10. 2026-06-07
    days on market $135,500 Active 394 DOM
11. 2026-06-05
    days on market $135,500 Active 391 DOM
12. 2026-06-02
    days on market $135,500 Active 389 DOM
13. 2026-06-01
    days on market $135,500 Active 388 DOM
14. 2026-05-31
    days on market $135,500 Active 387 DOM
15. 2026-05-30
    days on market $135,500 Active 386 DOM
16. 2026-05-06
    status Active 558-char remark

    Show marketing remark (558 chars)

    The full covered porch makes this home. Featuring open concept living in a smaller model. The contemporary cabin home has a large main bathroom and plenty of storage. With too many cabinets to list you won't have problems finding a home for all your dishes and cups. If you're looking for a smaller home all on one floor this model may be for you. Located on a fantastic lot with new homes all around. Located just minutes off the PA turnpike and all the outdoor adventures the Pocono Mountains offers. Perfect for a weekend getaway or full time residency.

17. 2025-10-08
    status Active 558-char remark

    Show marketing remark (558 chars)

    The full covered porch makes this home. Featuring open concept living in a smaller model. The contemporary cabin home has a large main bathroom and plenty of storage. With too many cabinets to list you won't have problems finding a home for all your dishes and cups. If you're looking for a smaller home all on one floor this model may be for you. Located on a fantastic lot with new homes all around. Located just minutes off the PA turnpike and all the outdoor adventures the Pocono Mountains offers. Perfect for a weekend getaway or full time residency.

18. 2025-02-19
    listed $135,500 Active 558-char remark

    Show marketing remark (558 chars)

    The full covered porch makes this home. Featuring open concept living in a smaller model. The contemporary cabin home has a large main bathroom and plenty of storage. With too many cabinets to list you won't have problems finding a home for all your dishes and cups. If you're looking for a smaller home all on one floor this model may be for you. Located on a fantastic lot with new homes all around. Located just minutes off the PA turnpike and all the outdoor adventures the Pocono Mountains offers. Perfect for a weekend getaway or full time residency.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,768
• − Mortgage interest: −$7,590
• − Property taxes: −$2,032
• − Insurance: −$678
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$3,942
• Taxable income: $683
• Est. tax owed @ 24.0%: −$164
• After-tax cash flow: $2,636/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 · 7 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It has a good kitchen and bathroom, and is located on a well-maintained lot. The home is move-in ready with minor cosmetic updates needed to enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and value
• Both Landscaping — Improves curb appeal and enhances property value
• Both Replace worn-out flooring — Fresh flooring can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑
• Both Replace worn-out flooring — Fresh flooring can increase both resale and rental value ↑

ⓘ 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: Weatherly Area SD
• NCES district ID: 4225140
• Math proficiency: 22% ▼ -33.00%
• Reading proficiency: 48% ▼ -20.00%
• Median HH income: $48,177
• Composite: 30.07/100
• National rank: #6348
• State rank: #415 of 539 in PA

Livability — East Side

• Score: 69/100
• State rank: #856
• US rank: #8976

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Side, PA
• Population (ZIP): 5,541

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Lithuanian 2% Polish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.68%
• Current HPI: 296.5596
• 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

3 events — show timeline

• 2026-05-06 Relisted — PMAR
• 2025-10-08 Relisted — PMAR
• 2025-02-19 Listed $135,500 PMAR