128 Bartion Ct · Pocono, PA 18321

$72,800

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 118 Days on market

Built 1976 $93/sqft · 65% above area $57/mo HOA · 3% of rent

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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
• Appreciation +5.9/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON MARKET - NO FAULT OF SELLER! Discover your ideal home in Bartonsville with this FULLY RENOVATED AND UPGRADED manufactured home, conveniently located near hospitals and shopping centers. This home has been completely renovated inside and out to create a fresh, modern living space. Outside, enjoy a brand-new peaked shingled roof, plus new siding and skirting for great curb appeal. Inside, you'll find stylish updates throughout. Enter through tinto a spacious open-concept licing area with new LVP flooring. The brand-new kitchen features soft-close cabinets, natural granite countertops, and stainless steel appliances with a propane stove and range hood. Down the hall, two bedrooms feature new floors, multiple closets, and plenty of windows for natural light. The bathroom has been fully updated with a new vanity, fixtures, and tub. Plumbing and many electrical components have been upgraded, and many doors and windows have been replaced. There is new subfloor, insulation, and paint throughout. For heating, the home has an oil heating system that has been cleaned and serviced. There are in-unit washer and dryer hookups. Outside, this home sits on a quiet community road and includes a private paved driveway, paved front patio, a large storage shed with new shingles, and lawn space for recreation and grilling. The Community: Bartion Court is a desirable 55+ pet-friendly manufactured-home community with road maintenance, laundry facilities, and private water and sewer service. All community members are owner-occupants. Lot rent is $686, plus utilities. The Location: Enjoy a quiet community in desirable Pocono Township, minutes from Route 611 and Routes 80/33. Shopping and recreation are a short drive away, including Camelback Ski Resort, Great Wolf Lodge, Kalahari, and Mount Airy Casino. St. Luke's Hospital and the new Jefferson Community Hospital are also minutes away. You won't find anything better at this price in the heart of the Poconos!

Key facts

• Fully renovated
• Soft-close cabinets
• New siding

Tags

• FULLY RENOVATED
• NEW PEAKED SHINGLED ROOF
• NEW SIDING
• NEW LVP FLOORING
• BRAND-NEW KITCHEN
• SOFT-CLOSE CABINETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $73k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $73k).
• Recommended offer: $66k (9.0% 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.
• Pocono Mountain SD (rural): math 37% / reading 55% proficiency, ranked #245 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 30 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($503 loan paydown + $1k appreciation (1.7% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $66,248 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 2.94% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.47%
• DSCR: 3.96
• GRM: 2.8

CMA / ARV

• ARV (median comp): $44,164
• List price: $72,800
• Delta: 64.84%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
143 Bartion Ct	0.25mi	2/1.0	816 (+4%)	4mo	$74,500	$91	78
194 Bariton Ct #23	0.58mi	2/1.0	728 (-7%)	8mo	$15,000	$21	54

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 70.0%
• Equity multiple: 4.72×
• Total profit: $75,900
• Equity at exit: $27,577

10-year hold

• IRR: 70.6%
• Equity multiple: 9.63×
• Total profit: $175,881
• Equity at exit: $38,856

Cash invested: $20,384 (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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $2,138 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,092/yr
• Insurance: −$30
• HOA: −$57
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $1,129

Break-even live

Break-even rent $709

Max offer price $72,800

Occupancy floor 42%

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: $18,200
• Closing costs: $2,184
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $57 · $684/yr
• Likely covers: watersewerelectric

Listing history 16 events

1. 2026-06-18
   days on market $72,800 Active 118 DOM
2. 2026-06-17
   days on market $72,800 Active 117 DOM
3. 2026-06-16
   days on market $72,800 Active 116 DOM
4. 2026-06-15
   days on market $72,800 Active 115 DOM
5. 2026-06-14
   days on market $72,800 Active 113 DOM
6. 2026-06-13
   days on market $72,800 Active 112 DOM
7. 2026-06-10
   days on market $72,800 Active 110 DOM
8. 2026-06-08
   days on market $72,800 Active 108 DOM
9. 2026-06-07
   days on market $72,800 Active 107 DOM
10. 2026-06-02
    days on market $72,800 Active 102 DOM
11. 2026-06-01
    days on market $72,800 Active 101 DOM
12. 2026-05-31
    days on market $72,800 Active 100 DOM
13. 2026-05-30
    days on market $72,800 Active 99 DOM
14. 2026-05-14
    status Active 1974-char remark

    Show marketing remark (1974 chars)

    BACK ON MARKET - NO FAULT OF SELLER! Discover your ideal home in Bartonsville with this FULLY RENOVATED AND UPGRADED manufactured home, conveniently located near hospitals and shopping centers. This home has been completely renovated inside and out to create a fresh, modern living space. Outside, enjoy a brand-new peaked shingled roof, plus new siding and skirting for great curb appeal. Inside, you'll find stylish updates throughout. Enter through tinto a spacious open-concept licing area with new LVP flooring. The brand-new kitchen features soft-close cabinets, natural granite countertops, and stainless steel appliances with a propane stove and range hood. Down the hall, two bedrooms feature new floors, multiple closets, and plenty of windows for natural light. The bathroom has been fully updated with a new vanity, fixtures, and tub. Plumbing and many electrical components have been upgraded, and many doors and windows have been replaced. There is new subfloor, insulation, and paint throughout. For heating, the home has an oil heating system that has been cleaned and serviced. There are in-unit washer and dryer hookups. Outside, this home sits on a quiet community road and includes a private paved driveway, paved front patio, a large storage shed with new shingles, and lawn space for recreation and grilling. The Community: Bartion Court is a desirable 55+ pet-friendly manufactured-home community with road maintenance, laundry facilities, and private water and sewer service. All community members are owner-occupants. Lot rent is $686, plus utilities. The Location: Enjoy a quiet community in desirable Pocono Township, minutes from Route 611 and Routes 80/33. Shopping and recreation are a short drive away, including Camelback Ski Resort, Great Wolf Lodge, Kalahari, and Mount Airy Casino. St. Luke's Hospital and the new Jefferson Community Hospital are also minutes away. You won't find anything better at this price in the heart of the Poconos!

15. 2026-04-26
    status Pending 1974-char remark

    Show marketing remark (1974 chars)

    BACK ON MARKET - NO FAULT OF SELLER! Discover your ideal home in Bartonsville with this FULLY RENOVATED AND UPGRADED manufactured home, conveniently located near hospitals and shopping centers. This home has been completely renovated inside and out to create a fresh, modern living space. Outside, enjoy a brand-new peaked shingled roof, plus new siding and skirting for great curb appeal. Inside, you'll find stylish updates throughout. Enter through tinto a spacious open-concept licing area with new LVP flooring. The brand-new kitchen features soft-close cabinets, natural granite countertops, and stainless steel appliances with a propane stove and range hood. Down the hall, two bedrooms feature new floors, multiple closets, and plenty of windows for natural light. The bathroom has been fully updated with a new vanity, fixtures, and tub. Plumbing and many electrical components have been upgraded, and many doors and windows have been replaced. There is new subfloor, insulation, and paint throughout. For heating, the home has an oil heating system that has been cleaned and serviced. There are in-unit washer and dryer hookups. Outside, this home sits on a quiet community road and includes a private paved driveway, paved front patio, a large storage shed with new shingles, and lawn space for recreation and grilling. The Community: Bartion Court is a desirable 55+ pet-friendly manufactured-home community with road maintenance, laundry facilities, and private water and sewer service. All community members are owner-occupants. Lot rent is $686, plus utilities. The Location: Enjoy a quiet community in desirable Pocono Township, minutes from Route 611 and Routes 80/33. Shopping and recreation are a short drive away, including Camelback Ski Resort, Great Wolf Lodge, Kalahari, and Mount Airy Casino. St. Luke's Hospital and the new Jefferson Community Hospital are also minutes away. You won't find anything better at this price in the heart of the Poconos!

16. 2026-02-02
    listed $72,800 Active 1974-char remark

    Show marketing remark (1974 chars)

    BACK ON MARKET - NO FAULT OF SELLER! Discover your ideal home in Bartonsville with this FULLY RENOVATED AND UPGRADED manufactured home, conveniently located near hospitals and shopping centers. This home has been completely renovated inside and out to create a fresh, modern living space. Outside, enjoy a brand-new peaked shingled roof, plus new siding and skirting for great curb appeal. Inside, you'll find stylish updates throughout. Enter through tinto a spacious open-concept licing area with new LVP flooring. The brand-new kitchen features soft-close cabinets, natural granite countertops, and stainless steel appliances with a propane stove and range hood. Down the hall, two bedrooms feature new floors, multiple closets, and plenty of windows for natural light. The bathroom has been fully updated with a new vanity, fixtures, and tub. Plumbing and many electrical components have been upgraded, and many doors and windows have been replaced. There is new subfloor, insulation, and paint throughout. For heating, the home has an oil heating system that has been cleaned and serviced. There are in-unit washer and dryer hookups. Outside, this home sits on a quiet community road and includes a private paved driveway, paved front patio, a large storage shed with new shingles, and lawn space for recreation and grilling. The Community: Bartion Court is a desirable 55+ pet-friendly manufactured-home community with road maintenance, laundry facilities, and private water and sewer service. All community members are owner-occupants. Lot rent is $686, plus utilities. The Location: Enjoy a quiet community in desirable Pocono Township, minutes from Route 611 and Routes 80/33. Shopping and recreation are a short drive away, including Camelback Ski Resort, Great Wolf Lodge, Kalahari, and Mount Airy Casino. St. Luke's Hospital and the new Jefferson Community Hospital are also minutes away. You won't find anything better at this price in the heart of the Poconos!

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $25,658
• − Mortgage interest: −$4,078
• − Property taxes: −$1,092
• − Insurance: −$364
• − Repairs & maintenance: −$2,053
• − Management: −$2,053
• − HOA: −$684
• − Depreciation: −$2,118
• Taxable income: $13,217
• Est. tax owed @ 24.0%: −$3,172
• After-tax cash flow: $10,377/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: Pocono Mountain SD
• NCES district ID: 4219500
• Math proficiency: 37% ▼ -5.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,317
• Composite: 39.91/100
• National rank: #3856
• State rank: #245 of 539 in PA

Livability — Pocono

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

Census & demographics

• Population (ZIP): 1,746

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 8% Russian/Polish/Slavic 2% Vietnamese 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: ▲ 1.71%
• Current HPI: 162.4904
• 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

3 events — show timeline

• 2026-05-14 Relisted — PMAR
• 2026-04-26 Pending — PMAR
• 2026-02-02 Listed $72,800 PMAR

Property tax history

-11.3%/yr

Latest (2026): $96 · +2.1% YoY. Source: county tax records.