145 Fawn Valley Rd · Saylorsburg, PA 18360

$125,000

2 bd · 2.0 ba · 1,050 sqft · Manufactured public records · 73 Days on market

Built 2009 6,956 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and thoughtfully designed mobile home in desirable Fawn Valley! Featuring an open floor plan, the bright and inviting living room flows seamlessly into the kitchen, creating the perfect space for both everyday living and entertaining. The kitchen offers ample cabinetry along with a convenient pantry for extra storage. This home is designed with privacy in mind, with each bedroom situated on opposite sides of the home. Both bedrooms enjoy easy access to their own full hall bathrooms, making it ideal for guests or shared living arrangements. You'll also appreciate the convenience of a full-size washer and dryer, adding to the home's functionality. Enjoy the best of indoor-outdoor living-- the front door off the family room opens to the driveway for easy access, while the back door from the kitchen leads to the backyard complete with a patio and shed, perfect for relaxing, entertaining, or additional storage. A wonderful blend of comfort, layout, and practicality--this Fawn Valley home is ready to welcome you!

Key facts

• Open floor plan
• Backyard patio
• Ample cabinetry

Tags

• OPEN FLOOR PLAN
• AMPLE CABINETRY
• CONVENIENT PANTRY
• FULL-SIZE WASHER AND DRYER
• BACKYARD PATIO
• BACKYARD SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#627 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, health & safety D, amenities F.
• 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.
• Market conditions: 189 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $125k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 6.2

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: 11.3%
• Equity multiple: 1.45×
• Total profit: $15,607
• Equity at exit: $18,638

10-year hold

• IRR: 20.3%
• Equity multiple: 2.71×
• Total profit: $59,686
• Equity at exit: $10,808

Cash invested: $35,000 (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 18360

• Active inventory: 189
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,693 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $564

Break-even live

Break-even rent $979

Max offer price $125,000

Occupancy floor 62%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
369 Bossardsville Rd Stroudsburg, PA	2.0	1.5	876	$1,700	$1.94	23d	1	1.22mi

Listing history 8 events

1. 2026-06-02
   status $125,000 Pending 73 DOM
2. 2026-06-01
   days on market $125,000 Active 73 DOM
3. 2026-05-31
   days on market $125,000 Active 72 DOM
4. 2026-05-30
   days on market $125,000 Active 71 DOM
5. 2026-05-11
   price $125,000 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this spacious and thoughtfully designed mobile home in desirable Fawn Valley! Featuring an open floor plan, the bright and inviting living room flows seamlessly into the kitchen, creating the perfect space for both everyday living and entertaining. The kitchen offers ample cabinetry along with a convenient pantry for extra storage. This home is designed with privacy in mind, with each bedroom situated on opposite sides of the home. Both bedrooms enjoy easy access to their own full hall bathrooms, making it ideal for guests or shared living arrangements. You'll also appreciate the convenience of a full-size washer and dryer, adding to the home's functionality. Enjoy the best of indoor-outdoor living-- the front door off the family room opens to the driveway for easy access, while the back door from the kitchen leads to the backyard complete with a patio and shed, perfect for relaxing, entertaining, or additional storage. A wonderful blend of comfort, layout, and practicality--this Fawn Valley home is ready to welcome you!

6. 2026-03-20
   listed $135,000 Active 1047-char remark

   Show marketing remark (1047 chars)

   Welcome to this spacious and thoughtfully designed mobile home in desirable Fawn Valley! Featuring an open floor plan, the bright and inviting living room flows seamlessly into the kitchen, creating the perfect space for both everyday living and entertaining. The kitchen offers ample cabinetry along with a convenient pantry for extra storage. This home is designed with privacy in mind, with each bedroom situated on opposite sides of the home. Both bedrooms enjoy easy access to their own full hall bathrooms, making it ideal for guests or shared living arrangements. You'll also appreciate the convenience of a full-size washer and dryer, adding to the home's functionality. Enjoy the best of indoor-outdoor living-- the front door off the family room opens to the driveway for easy access, while the back door from the kitchen leads to the backyard complete with a patio and shed, perfect for relaxing, entertaining, or additional storage. A wonderful blend of comfort, layout, and practicality--this Fawn Valley home is ready to welcome you!

7. 2022-01-25
   soldstatus $65,000 739-char remark

   Show marketing remark (739 chars)

   OFFER ACCEPTED- No More Showings. This Adorable & Extremely Affordable Home On Leased Land In Very Sought-After Fawn Valley in Hamilton Township! Well-Maintained Mobile Has 2 Bedrooms, 2 Baths, & Comes FURNISHED! The Kitchen Has A Center Island With Eating Area! All Appliances Are Included! Home Has Been Well Maintained, Has Storage Shed, And Driveway Parking For 2 Cars! The Lot Rent Is $430/Month & Includes Road Maintenance & Plowing, Water, Sewer, Trash Pick Up & A Portion Of The Property Taxes! There Is A $45 Application Fee For Any Persons 18 Years And Over. Fantastic Quiet Location! Close To Shopping, Restaurants, Wineries, Golfing & More! Hurry To Make This Your New Home For The Holidays!!

8. 2021-12-23
   listed $68,900 739-char remark

   Show marketing remark (739 chars)

   OFFER ACCEPTED- No More Showings. This Adorable & Extremely Affordable Home On Leased Land In Very Sought-After Fawn Valley in Hamilton Township! Well-Maintained Mobile Has 2 Bedrooms, 2 Baths, & Comes FURNISHED! The Kitchen Has A Center Island With Eating Area! All Appliances Are Included! Home Has Been Well Maintained, Has Storage Shed, And Driveway Parking For 2 Cars! The Lot Rent Is $430/Month & Includes Road Maintenance & Plowing, Water, Sewer, Trash Pick Up & A Portion Of The Property Taxes! There Is A $45 Application Fee For Any Persons 18 Years And Over. Fantastic Quiet Location! Close To Shopping, Restaurants, Wineries, Golfing & More! Hurry To Make This Your New Home For The Holidays!!

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $1,384 · $115/mo
• Expected delta: +$591/yr (+$49/mo · 74.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 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: $20,312
• − Mortgage interest: −$7,002
• − Property taxes: −$792
• − Insurance: −$625
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − Depreciation: −$3,636
• Taxable income: $5,006
• Est. tax owed @ 24.0%: −$1,201
• After-tax cash flow: $5,561/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: 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 — Saylorsburg

• Score: 72/100
• State rank: #627
• US rank: #6049

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety D User ratings A+

Schools grade is shown separately in the Schools card above.

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

+81.4% since first listed

4 events — show timeline

• 2026-05-11 Price Changed $125,000 PMAR
• 2026-03-20 Listed $135,000 PMAR
• 2022-01-25 Sold (MLS) $65,000 PMAR
• 2021-12-23 Listed $68,900 PMAR

Property tax history

+0.2%/yr

Latest (2026): $792 · -0.0% YoY. Source: county tax records.