5020 Old Timber Rd · Hamilton, PA 18360

$180,000

3 bd · 2.0 ba · 1,500 sqft · Manufactured · 8 Days on market

Good condition 6,098 sqft lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

THE VIEWS HAVE IT! Get ready to fall in love with this S-P-A-C-I-O-U-S. . (1,500 sq. ft) 3-BR, 2-BA “NEW”, 2026 Champion ranch home, located on a corner lot in the community of Hamilton Hills. Custom designed . . . this home features many extras and upgrades! Open floor plan allows you to easily flow throughout the home. An ultimate kitchen features white cabinets with soft-close drawer guides, "Formica" countertops, Apron stainless sink, Whirlpool stainless appliances and a center island that seats 3! Master ensuite includes an interior accent "Tambour" wall, WIC and bathroom with double vanity, tub/shower, bathroom closet and vinyl flooring! A front covered

Key facts

• Open floor plan
• Ultimate kitchen
• Corner lot

Tags

• CORNER LOT
• OPEN FLOOR PLAN
• ULTIMATE KITCHEN
• FRONT COVERED WOOD DECK
• SEASONAL MOUNTAIN VIEWS

Property features AI

Finance

• Financial info: Has land lease
• HOA & community: Association fee of $620 per month

Exterior

• Parking: Parking pad
• Security: Smoke detectors
• Utilities: 200+ amp electrical service with circuit breakers; Community/co-op sewer; Community/co-op water
• Home design: Single-story home; New construction
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Corner lot; Private road frontage; Has view; Mobile home on property

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Dining area; Mud room; Utility room; Crawl space basement
• Laundry & utility: Laundry on the main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Hamilton Twp El Sch (math 47% / reading 57%, grade C-, #586 of 1,518 statewide, top 42%, 297 students, 38% FRL); Stroudsburg Ms (math 25% / reading 49%, grade F, #298 of 512 statewide, top 60%, 1,056 students, 45% FRL); Stroudsburg Hs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,246 students, 34% FRL).
• Market conditions: 191 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $180,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.22% ✓
• Cap rate: 9.55%
• Cash-on-cash: 11.62%
• DSCR: 1.52
• GRM: 6.8

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,946
• Equity at exit: $26,839

10-year hold

• IRR: 10.7%
• Equity multiple: 1.83×
• Total profit: $41,851
• Equity at exit: $15,563

Cash invested: $50,400 (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: 191
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,192 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $488

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 73%

Sensitivity live

Price	-10% $612	-5% $550	+0% $488	+5% $426	+10% $364
Rent	-10% $315	-5% $401	+0% $488	+5% $575	+10% $661
Rate	-1.0pp $579	-0.5pp $534	base $488	+0.5pp $441	+1.0pp $394

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $180,000 Active 8 DOM
2. 2026-06-19
   days on market $180,000 Active 5 DOM
3. 2026-06-18
   days on market $180,000 Active 4 DOM
4. 2026-06-17
   days on market $180,000 Active 3 DOM
5. 2026-06-16
   days on market $180,000 Active 2 DOM
6. 2026-06-15
   days on marketlisting id $180,000 Active 1 DOM
7. 2026-06-14
   days on market $180,000 Active 17 DOM
8. 2026-06-13
   days on market $180,000 Active 16 DOM
9. 2026-06-10
   days on market $180,000 Active 14 DOM
10. 2026-06-09
    days on market $180,000 Active 13 DOM
11. 2026-06-08
    days on market $180,000 Active 12 DOM
12. 2026-06-07
    days on market $180,000 Active 11 DOM
13. 2026-06-05
    days on market $180,000 Active 8 DOM
14. 2026-06-03
    days on market $180,000 Active 7 DOM
15. 2026-06-02
    days on market $180,000 Active 6 DOM
16. 2026-06-01
    days on market $180,000 Active 5 DOM
17. 2026-05-31
    days on market $180,000 Active 4 DOM
18. 2026-05-30
    days on market $180,000 Active 3 DOM
19. 2026-05-27
    price $180,000
20. 2026-05-27
    listed $18,000 Active

ⓘ 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 3/10 Moderate 7 d/yr ≥97°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: $26,308
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,105
• − Management: −$2,105
• − Depreciation: −$5,236
• Taxable income: $3,180
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $5,093/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

Good 80/100 Cosmetic rehab

This 2026 Champion ranch home is in good condition with a good condition score of 80. It has a good exterior, good kitchen and bathrooms, and good interior walls and paint. The home is move-in ready and has a good rehab level of cosmetic. The highest-ROI updates that would raise its resale or rental value are painting the interior walls, replacing the carpet with hardwood flooring, and installing smart home features.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance the home's appeal
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance the home's appeal ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

ⓘ 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 — Hamilton

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

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

+900.0% since first listed

2 events — show timeline

• 2026-05-27 Price Changed $180,000 GLVRMLS
• 2026-05-27 Listed $18,000 GLVRMLS