12 Mountain Laurel Vlg · Spring Brook, PA 18444

$50,000

2 bd · 2.0 ba · 1,012 sqft · Other · 37 Days on market

Built 1984 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

For Sale By Owner : Mobile home with 2 large porches, new stairs with asphalt driveway. All major appliances are new and updated (Stainless steel) and included. Countertops are new (quartz). Floors are all wood or New LVP. Lot includes water, sewage, and plowing of the roads . Home is being sold & quot; as is& quot; with Seller Motivated to sell. All reasonable offers will be considered.

Key facts

• Asphalt driveway
• Large porches
• New appliances

Tags

• LARGE PORCHES
• NEW STAIRS
• ASPHALT DRIVEWAY
• NEW APPLIANCES
• UPDATED COUNTERTOPS
• NEW QUARTZ

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $951 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (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 $5k of equity ($346 loan paydown + $5k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 3.28% ✓
• Cap rate: 29.11%
• Cash-on-cash: 81.50%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 91.3%
• Equity multiple: 7.27×
• Total profit: $87,814
• Equity at exit: $45,044

10-year hold

• IRR: 86.1%
• Equity multiple: 16.07×
• Total profit: $211,025
• Equity at exit: $97,139

Cash invested: $14,000 (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 18444

• Home prices YoY: 24.9%
• Active inventory: 95
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,641 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $951

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 37%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $50,000 Active 37 DOM
2. 2026-06-17
   days on market $50,000 Active 36 DOM
3. 2026-06-16
   days on market $50,000 Active 35 DOM
4. 2026-06-15
   days on market $50,000 Active 34 DOM
5. 2026-06-14
   days on market $50,000 Active 32 DOM
6. 2026-06-13
   days on market $50,000 Active 31 DOM
7. 2026-06-10
   days on market $50,000 Active 29 DOM
8. 2026-06-09
   days on market $50,000 Active 28 DOM
9. 2026-06-08
   days on market $50,000 Active 27 DOM
10. 2026-06-07
    days on market $50,000 Active 26 DOM
11. 2026-06-02
    days on market $50,000 Active 21 DOM
12. 2026-06-01
    days on market $50,000 Active 20 DOM
13. 2026-05-31
    days on market $50,000 Active 19 DOM
14. 2026-05-30
    days on market $50,000 Active 18 DOM
15. 2026-05-12
    listed $50,000 Active 387-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 2/10 Low 7 d/yr ≥90°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: $19,692
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$1,455
• Taxable income: $11,286
• Est. tax owed @ 24.0%: −$2,709
• After-tax cash flow: $8,701/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 · 2 photos

Fair 45/100 Moderate rehab

The home is in fair condition with good kitchen and bathrooms. It needs minor repairs to landscaping and exterior paint. Landscaping and curb appeal improvements would significantly increase its value.

Repairs flagged

• Minor Landscaping — Some areas appear overgrown.
• Minor Exterior paint — No visible damage, but some areas may need touch-up.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.
• Both Painting exterior — Improves the home's appearance and can increase its value.
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Some areas appear overgrown.	Minor	$500–3,000
Exterior paint · No visible damage, but some areas may need touch-up.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Painting exterior — Improves the home's appearance and can increase its value. ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑

ⓘ 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 — Spring Brook

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

Census & demographics

• 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

1 event — show timeline

• 2026-05-12 Listed $50,000 FSBO.com