WI5402 Wildlife Way · Covington, PA 18444

$103,500

3 bd · 1.0 ba · 400 sqft · Manufactured · 55 Days on market

Built 1989 Good condition 435 sqft lot $259/sqft · 228% above area $167/mo HOA · 12% of rent ↓ 6% since listing

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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 +26.2/30.0
• Appreciation +10.0/10.0
• 1% rule +9.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks

Tucked inside the peaceful recreational community of Eagle Lake in Gouldsboro, this charming log cabin-style manufactured home offers the perfect blend of cozy comfort and outdoor living. Lovingly maintained, the home features a welcoming kitchen, comfortable living room, two bedrooms, a full shower room, and a separate lavatory for added convenience. What truly sets this property apart is the privacy of the primary bedroom and living room offering incredible flexibility for your needs. Whether you envision extra sleeping quarters, a dining or entertaining space, or a private family retreat, these bonus structures open the door to endless possibilities. Step outside and you'll find a spacio

Key facts

• Spacious backyard
• Covered bbq shelter
• Log cabin style

Tags

• LOG CABIN STYLE
• TWO ADDITIONAL OUTBUILDINGS
• SPACIOUS BACKYARD
• DEDICATED FIRE PIT AREA
• COVERED BBQ SHELTER

Property features AI

Finance

• Other: Subdivision: Eagle Lake
• HOA & community: Homeowners association present; Annual association fee of $2,000; One-time association fee of $1,700

Exterior

• Parking: Driveway
• Utilities: Community central water; Public sewer (also listed as other); Electricity connected (circuit breakers); Propane available
• Home design: Residential mobile home; Built in 1989; Pillar/post/pier foundation; Private road frontage (paved); Lot dimensions approximately 50 x 104 x 58 x 99
• Construction: Other construction materials
• Exterior features: Back yard; Fire pit; Rain gutters; Metal roof

Interior

• Kitchen: Propane cooktop; Oven; Free-standing refrigerator; Electric water heater
• Bedrooms: 3 bedrooms (one bedroom located in an outbuilding on the property; one additional outbuilding includes a great room)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Propane heating; No cooling system
• Interior features: Built-in features; Eat-in kitchen
• Laundry & utility: Electric water heater (listed with appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $104k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Recommended offer: $100k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 95 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($716 loan paydown + $10k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Recommended offer $100,395 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 5.9

CMA / ARV

• ARV (median comp): $31,515
• List price: $103,500
• Delta: 228.42%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Black Bear Unit Wl6-817	0.32mi	2/1.0 (-1)	400 (0%)	14mo	$62,000	$155	68
931 Coyote Court Ct	0.15mi	2/1.0 (-1)	420 (+5%)	19mo	$40,000	$95	64
246 Williams Way Unit J4-246	0.53mi	2/1.0 (-1)	400 (0%)	20mo	$110,000	$275	53
W691 Snowshoe Dr	0.27mi	2/1.0 (-1)	352 (-12%)	21mo	$50,000	$142	45
864 Bald Eagle Ln	0.64mi	2/1.0 (-1)	380 (-5%)	20mo	$40,000	$105	40
26 Cedar Unit Wd1-26	0.68mi	2/1.0 (-1)	375 (-6%)	15mo	$40,000	$107	40
J193 Jamboree Dr	0.63mi	2/1.0 (-1)	344 (-14%)	12mo	$31,000	$90	32

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: 32.3%
• Equity multiple: 3.53×
• Total profit: $73,317
• Equity at exit: $93,241

10-year hold

• IRR: 27.9%
• Equity multiple: 8.00×
• Total profit: $202,924
• Equity at exit: $201,078

Cash invested: $28,980 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 95
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$543
• Tax est. 1.5%: −$129 /mo · $1,552/yr
• Insurance: −$43
• HOA: −$167
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $264

Break-even live

Break-even rent $1,117

Max offer price $103,500

Occupancy floor 77%

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $167 · $2,004/yr

Listing history 15 events

1. 2026-06-18
   days on market $103,500 Active 55 DOM
2. 2026-06-17
   days on market $103,500 Active 54 DOM
3. 2026-06-16
   days on market $103,500 Active 53 DOM
4. 2026-06-15
   days on market $103,500 Active 52 DOM
5. 2026-06-14
   days on market $103,500 Active 50 DOM
6. 2026-06-13
   pricedays on market $103,500 Active 49 DOM
7. 2026-06-10
   days on market $110,000 Active 47 DOM
8. 2026-06-09
   days on market $110,000 Active 46 DOM
9. 2026-06-08
   days on market $110,000 Active 45 DOM
10. 2026-06-07
    days on market $110,000 Active 44 DOM
11. 2026-06-02
    days on market $110,000 Active 39 DOM
12. 2026-06-01
    days on market $110,000 Active 38 DOM
13. 2026-05-31
    days on market $110,000 Active 37 DOM
14. 2026-05-30
    days on market $110,000 Active 36 DOM
15. 2026-04-24
    listed $110,000 Active 1279-char remark

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $17,414
• − Mortgage interest: −$5,798
• − Property taxes: −$1,552
• − Insurance: −$518
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − HOA: −$2,004
• − Depreciation: −$3,011
• Taxable income: $1,745
• Est. tax owed @ 24.0%: −$419
• After-tax cash flow: $2,751/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 · 13 photos

Good 75/100 Cosmetic rehab

This log cabin-style manufactured home is in good condition with minimal repairs needed. It offers a cozy interior and a spacious backyard, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace curtains — Freshens interior and improves rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace curtains — Freshens interior and improves rental appeal ↑

ⓘ 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: 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 — Covington

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

Census & demographics

• Census place: Eagle Lake, PA
• Population (ZIP): 13,681

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Romanian 16% Scotch-Irish 4% Slovak 2%
• Foreign-born: 1% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 85.51%
• Current HPI: 428.8661
• 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

-5.9% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $103,500 GSBR as distributed by MLS GRID
• 2026-04-24 Listed $110,000 GSBR as distributed by MLS GRID