20 Yellow Feather Path · Lehigh, PA 18424

$99,274

3 bd · 1.0 ba · 1,116 sqft · Manufactured public records · 137 Days on market

Built 1962 0.75 ac lot $89/sqft · 25% below area Est $133k · 25% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the A 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
• Appreciation +9.2/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Fixer-Upper with Strong Bones and Big Potential in Indian Country, Gouldsboro Welcome to 20 Yellow Feather Path, a partially completed 3-bedroom, 1-bathroom manufactured home tucked away in the peaceful Indian Country subdivision of Gouldsboro. Set on a generous 0.75-acre lot, this project is approximately half complete and ready for your finishing touch—whether you're an investor, a weekend warrior, or a buyer with a vision. Step inside to find a surprisingly spacious layout featuring two main-level bedrooms and a third upstairs, offering plenty of room for guests or family. The heavy lifting has already been done: the roof on both the house and porch has been repaired or replaced, creating a secure, weather-tight envelope. Inside, the electrical system has been fully rewired, and modern PEX plumbing has been installed throughout, setting a solid foundation for your final improvements. You'll find a blank canvas where flooring, cabinetry, and finishing materials can be selected to suit your taste. The existing structure includes a well and on-site septic system, propane heating, and a two-car detached garage that offers excellent potential for storage, workshop space, or future expansion. Located in the Indian Country HOA, residents enjoy private road maintenance and a quiet, wooded community feel—ideal for a getaway or year-round living. With rising demand for homes in the Poconos, this property represents an outstanding opportunity to build equity and create something truly special. If you're ready to roll up your sleeves and bring this gem to life, don't wait—schedule your tour today and imagine the possibilities.

Key facts

• 0.75 acre lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($686 loan paydown + $8k appreciation (8.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 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 $20k; list at $99k implies a 396% gain — meaningful room to come down on a strong offer.

Recommended offer $87,361 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.71% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.47%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $132,928
• List price: $99,274
• Delta: -25.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Campfire Ln	0.38mi	3/2.0	1,188 (+6%)	3mo	$93,000	$78	65

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.6%
• Equity multiple: 4.04×
• Total profit: $84,370
• Equity at exit: $78,515

10-year hold

• IRR: 37.8%
• Equity multiple: 8.73×
• Total profit: $214,958
• Equity at exit: $158,900

Cash invested: $27,797 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,701 medium
• Mortgage (P&I): −$521
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$41
• HOA: −$42
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $636

Break-even live

Break-even rent $896

Max offer price $99,274

Occupancy floor 58%

Sensitivity live

Price	-10% $693	-5% $664	+0% $636	+5% $608	+10% $580
Rent	-10% $502	-5% $569	+0% $636	+5% $704	+10% $771
Rate	-1.0pp $686	-0.5pp $662	base $636	+0.5pp $611	+1.0pp $584

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: $24,818
• Closing costs: $2,978
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: electric

Listing history 31 events

1. 2026-06-18
   days on market $99,274 Active 137 DOM
2. 2026-06-17
   days on market $99,274 Active 136 DOM
3. 2026-06-16
   days on market $99,274 Active 135 DOM
4. 2026-06-15
   days on market $99,274 Active 134 DOM
5. 2026-06-14
   days on market $99,274 Active 132 DOM
6. 2026-06-13
   days on market $99,274 Active 131 DOM
7. 2026-06-10
   days on market $99,274 Active 129 DOM
8. 2026-06-09
   days on market $99,274 Active 128 DOM
9. 2026-06-08
   days on market $99,274 Active 127 DOM
10. 2026-06-07
    days on market $99,274 Active 126 DOM
11. 2026-06-02
    days on market $99,274 Active 121 DOM
12. 2026-06-01
    days on market $99,274 Active 120 DOM
13. 2026-05-31
    days on market $99,274 Active 119 DOM
14. 2026-05-30
    days on market $99,274 Active 118 DOM
15. 2026-02-01
    listed $99,274 Active 1675-char remark

    Show marketing remark (1672 chars)

    Charming Fixer-Upper with Strong Bones and Big Potential in Indian Country, Gouldsboro Welcome to 20 Yellow Feather Path, a partially completed 3-bedroom, 1-bathroom manufactured home tucked away in the peaceful Indian Country subdivision of Gouldsboro. Set on a generous 0.75-acre lot, this project is approximately half complete and ready for your finishing touch—whether you're an investor, a weekend warrior, or a buyer with a vision. Step inside to find a surprisingly spacious layout featuring two main-level bedrooms and a third upstairs, offering plenty of room for guests or family. The heavy lifting has already been done: the roof on both the house and porch has been repaired or replaced, creating a secure, weather-tight envelope. Inside, the electrical system has been fully rewired, and modern PEX plumbing has been installed throughout, setting a solid foundation for your final improvements. You'll find a blank canvas where flooring, cabinetry, and finishing materials can be selected to suit your taste. The existing structure includes a well and on-site septic system, propane heating, and a two-car detached garage that offers excellent potential for storage, workshop space, or future expansion. Located in the Indian Country HOA, residents enjoy private road maintenance and a quiet, wooded community feel—ideal for a getaway or year-round living. With rising demand for homes in the Poconos, this property represents an outstanding opportunity to build equity and create something truly special. If you're ready to roll up your sleeves and bring this gem to life, don't wait—schedule your tour today and imagine the possibilities.

16. 2026-02-01
    listed $99,274 Active 1672-char remark

    Show marketing remark (1672 chars)

    Charming Fixer-Upper with Strong Bones and Big Potential in Indian Country, Gouldsboro Welcome to 20 Yellow Feather Path, a partially completed 3-bedroom, 1-bathroom manufactured home tucked away in the peaceful Indian Country subdivision of Gouldsboro. Set on a generous 0.75-acre lot, this project is approximately half complete and ready for your finishing touch—whether you're an investor, a weekend warrior, or a buyer with a vision. Step inside to find a surprisingly spacious layout featuring two main-level bedrooms and a third upstairs, offering plenty of room for guests or family. The heavy lifting has already been done: the roof on both the house and porch has been repaired or replaced, creating a secure, weather-tight envelope. Inside, the electrical system has been fully rewired, and modern PEX plumbing has been installed throughout, setting a solid foundation for your final improvements. You'll find a blank canvas where flooring, cabinetry, and finishing materials can be selected to suit your taste. The existing structure includes a well and on-site septic system, propane heating, and a two-car detached garage that offers excellent potential for storage, workshop space, or future expansion. Located in the Indian Country HOA, residents enjoy private road maintenance and a quiet, wooded community feel—ideal for a getaway or year-round living. With rising demand for homes in the Poconos, this property represents an outstanding opportunity to build equity and create something truly special. If you're ready to roll up your sleeves and bring this gem to life, don't wait—schedule your tour today and imagine the possibilities.

17. 2025-12-27
    historical
18. 2025-12-26
    historical
19. 2025-11-05
    price $99,274
20. 2025-11-05
    price $99,274
21. 2025-08-23
    status Active
22. 2025-08-22
    historical
23. 2025-06-30
    status Active
24. 2025-06-27
    historical
25. 2025-06-13
    price $115,000
26. 2025-06-12
    price $115,000
27. 2024-12-19
    listed $140,000 Active
28. 2024-12-17
    listed $140,000 Active
29. 2023-11-02
    soldstatus $20,000
30. 2019-08-16
    soldstatus $10,000
31. 2010-07-01
    soldstatus $39,936

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$163/yr (+$14/mo · 13.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,412
• − Mortgage interest: −$5,561
• − Property taxes: −$1,242
• − Insurance: −$496
• − Repairs & maintenance: −$1,633
• − Management: −$1,633
• − HOA: −$504
• − Depreciation: −$2,888
• Taxable income: $6,455
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $6,087/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Lehigh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,076

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+148.6% since first listed

17 events — show timeline

• 2026-02-01 Listed $99,274 PMAR
• 2026-02-01 Listed $99,274 BRIGHT MLS
• 2025-12-27 Delisted — PMAR
• 2025-12-26 Listing Removed — BRIGHT MLS
• 2025-11-05 Price Changed $99,274 BRIGHT MLS
• 2025-11-05 Price Changed $99,274 PMAR
• 2025-08-23 Relisted — PMAR
• 2025-08-22 Delisted — PMAR
• 2025-06-30 Relisted — PMAR
• 2025-06-27 Delisted — PMAR
• 2025-06-13 Price Changed $115,000 BRIGHT MLS
• 2025-06-12 Price Changed $115,000 PMAR
• 2024-12-19 Listed $140,000 BRIGHT MLS
• 2024-12-17 Listed $140,000 PMAR
• 2023-11-02 Sold (Public Records) $20,000 Public Records
• 2019-08-16 Sold (Public Records) $10,000 Public Records
• 2010-07-01 Sold (Public Records) $39,936 Public Records

Property tax history

+3.6%/yr

Latest (2026): $1,242 · +3.3% YoY. Source: county tax records.