309 Harry Ln · Saylorsburg, PA 18360

$100,000

2 bd · 1.0 ba · 850 sqft · Manufactured · 12 Days on market

Built 1985 Fair condition

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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
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Sweet lake views and easy living await in this nicely maintained manufactured ranch located directly across from the lake in beautiful Hamilton Township! This home features a large covered porch, spacious eat-in kitchen, a large living Room and additional Family Room, 2 -possibly 3- bedrooms, 1 bath with step-in shower, a covered parking/patio area, paved driveway with additional parking, plus an attached workshop/storage area offering great extra space. Situated on a lease-hold lot with R Own Lake Inc. , the monthly lot rent of $300 includes community water, septic, and road maintenance. Enjoy peaceful surroundings and affordable living in this charming lakeside community!

Key facts

• Covered porch
• Covered parking
• Lake views

Tags

• LAKE VIEWS
• COVERED PORCH
• SPACIOUS EAT-IN KITCHEN
• LARGE LIVING ROOM
• COVERED PARKING
• PAVED DRIVEWAY

Property features AI

Finance

• Other: Zoning: A (Residential)
• HOA & community: Land is leased (land lease $300)

Exterior

• Parking: 4 parking spaces total; Attached carport (1 covered/carport space); 3 open paved driveway spaces
• Utilities: Private water; Private sewer
• Home design: Residential mobile home; Liberty make; Skirted with metal; Park name: R - Own-Lake; Private maintained and private road frontage; Paved road
• Construction: Aluminum and vinyl siding; Pillar/post/pier foundation; Asphalt/fiberglass roof; Built as a mobile home
• Exterior features: Rain gutters; Awnings; Front covered porch with awning(s); Storage; Workshop

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher; Microwave
• Bedrooms: 5 total rooms
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Oil heating
• Interior features: Eat-in kitchen; Open floor plan; Unfurnished
• Laundry & utility: Washer and dryer; Laundry on main level; Dehumidifier

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 72/100 on livability (#627 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, health & safety D, amenities F.
• Stroudsburg Area SD (suburban): math 33% / reading 49% proficiency, ranked #315 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 189 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 $691 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 $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $100,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.62% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.12%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.6%
• Equity multiple: 1.76×
• Total profit: $21,155
• Equity at exit: $14,910

10-year hold

• IRR: 27.0%
• Equity multiple: 3.38×
• Total profit: $66,595
• Equity at exit: $8,646

Cash invested: $28,000 (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 18360

• Active inventory: 189
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,500/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $586

Break-even live

Break-even rent $875

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $100,000 Active 12 DOM
2. 2026-06-18
   days on market $100,000 Active 11 DOM
3. 2026-06-17
   days on market $100,000 Active 10 DOM
4. 2026-06-16
   days on market $100,000 Active 9 DOM
5. 2026-06-15
   days on market $100,000 Active 8 DOM
6. 2026-06-14
   days on market $100,000 Active 6 DOM
7. 2026-06-13
   days on market $100,000 Active 5 DOM
8. 2026-06-10
   days on market $100,000 Active 3 DOM
9. 2026-06-09
   days on market $100,000 Active 2 DOM
10. 2026-06-08
    remarks 682-char remark
11. 2026-06-08
    listed $100,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 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: $19,402
• − Mortgage interest: −$5,602
• − Property taxes: −$1,500
• − Insurance: −$500
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,909
• Taxable income: $5,787
• Est. tax owed @ 24.0%: −$1,389
• After-tax cash flow: $5,646/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 · 12 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to improve its condition and value. The roof and exterior siding are in poor condition and need major repairs. Interior walls also show signs of wear and discoloration. Upgrading the kitchen and bathroom, along with painting the exterior and replacing the roof, would significantly increase its resale and rental value.

Repairs flagged

• Major roof — visible wear
• Major exterior siding — gray siding
• Major interior walls — some discoloration

Value-add opportunities

• Both update kitchen cabinets and countertops — modernizing kitchen
• Both update bathroom fixtures and vanity — modernizing bathroom
• Both paint exterior siding — enhances curb appeal
• Both replace roof — improves home value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear	Major	$15,000–50,000
exterior siding · gray siding	Major	$15,000–50,000
interior walls · some discoloration	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both update kitchen cabinets and countertops — modernizing kitchen ↑
• Both update bathroom fixtures and vanity — modernizing bathroom ↑
• Both paint exterior siding — enhances curb appeal ↑
• Both replace roof — improves home 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: Stroudsburg Area SD
• NCES district ID: 4222860
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 49% ▼ -15.00%
• Median HH income: $59,061
• Composite: 36.13/100
• National rank: #4747
• State rank: #315 of 539 in PA

Livability — Saylorsburg

• Score: 72/100
• State rank: #627
• US rank: #6049

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

• County: Monroe County · 59,057 people
• Metro: East Stroudsburg, PA
• Population (ZIP): 30,080
• Household income: $71,481
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1020.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 6% Polish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 8% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -124.01%
• Current HPI: 152.4388
• Rent YoY: —
• Metro: East Stroudsburg, PA
• 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 event — show timeline

• 2026-05-14 Listed $100,000 PMAR