167 Bartion Ct · Penn Estates, PA 18321

$55,000

2 bd · 1.0 ba · 980 sqft · Manufactured public records · 63 Days on market

Built 1984 $600/mo HOA · 26% of rent

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained and affordable 2 bedroom, 1 bath mobile home (14 X 60) in a quiet 55+ mobile home community. Conveniently located within minutes of Rt 611, I-80, Rt 33, shopping, restaurants and medical facilities including the new St Luke's Hospital. Monthly lot rental is $450. If financing, use a lender for mobile homes.

Key facts

• Built 1984
• Listed 63 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $885 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 25.6% vs local median 3.8% in Penn Estates — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Zoned schools: Swiftwater El Ctr (math 37% / reading 57%, grade D-, #737 of 1,518 statewide, top 52%, 959 students, 54% FRL).
• 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 $1k of equity ($380 loan paydown + $940 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y ago 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.
• Current owner paid $18k; list at $55k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $51,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 4.18% ✓
• Cap rate: 25.60%
• Cash-on-cash: 68.94%
• DSCR: 4.07
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 72.7%
• Equity multiple: 4.88×
• Total profit: $59,685
• Equity at exit: $20,834

10-year hold

• IRR: 73.3%
• Equity multiple: 10.01×
• Total profit: $138,828
• Equity at exit: $29,355

Cash invested: $15,400 (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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,298 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$23
• HOA: −$600
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $885

Break-even live

Break-even rent $1,178

Max offer price $55,000

Occupancy floor 56%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 9 events

1. 2024-04-19
   status Pending
2. 2024-02-23
   historical $1,240
3. 2024-02-16
   listed $55,000 Active
4. 2024-01-15
   listed $1,240
5. 2018-07-05
   soldstatus $18,000 324-char remark

   Show marketing remark (324 chars)

   Well maintained and affordable 2 bedroom, 1 bath mobile home (14 X 60) in a quiet 55+ mobile home community. Conveniently located within minutes of Rt 611, I-80, Rt 33, shopping, restaurants and medical facilities including the new St Luke's Hospital. Monthly lot rental is $450. If financing, use a lender for mobile homes.

6. 2018-07-05
   soldstatus $18,000

   Show marketing remark (324 chars)

   Well maintained and affordable 2 bedroom, 1 bath mobile home (14 X 60) in a quiet 55+ mobile home community. Conveniently located within minutes of Rt 611, I-80, Rt 33, shopping, restaurants and medical facilities including the new St Luke's Hospital. Monthly lot rental is $450. If financing, use a lender for mobile homes.

7. 2018-05-09
   listed $20,900 324-char remark

   Show marketing remark (324 chars)

   Well maintained and affordable 2 bedroom, 1 bath mobile home (14 X 60) in a quiet 55+ mobile home community. Conveniently located within minutes of Rt 611, I-80, Rt 33, shopping, restaurants and medical facilities including the new St Luke's Hospital. Monthly lot rental is $450. If financing, use a lender for mobile homes.

8. 2018-05-09
   listed $20,900

   Show marketing remark (324 chars)

   Well maintained and affordable 2 bedroom, 1 bath mobile home (14 X 60) in a quiet 55+ mobile home community. Conveniently located within minutes of Rt 611, I-80, Rt 33, shopping, restaurants and medical facilities including the new St Luke's Hospital. Monthly lot rental is $450. If financing, use a lender for mobile homes.

9. 2017-11-12
   listed $29,900

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $549 · $46/mo
• Expected delta: +$320/yr (+$27/mo · 140.2%)

ⓘ 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 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: $27,571
• − Mortgage interest: −$3,081
• − Property taxes: −$228
• − Insurance: −$275
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$7,200
• − Depreciation: −$1,600
• Taxable income: $10,776
• Est. tax owed @ 24.0%: −$2,586
• After-tax cash flow: $8,031/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

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

• 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

-95.9% since first listed

9 events — show timeline

• 2024-04-19 Pending — BRIGHT MLS
• 2024-02-23 Rental Removed $1,240 Avail
• 2024-02-16 Listed $55,000 BRIGHT MLS
• 2024-01-15 Listed for Rent $1,240 Avail
• 2018-07-05 Sold (MLS) $18,000 PMAR
• 2018-07-05 Sold (MLS) $18,000 GLVRMLS
• 2018-05-09 Listed $20,900 PMAR
• 2018-05-09 Listed $20,900 GLVRMLS
• 2017-11-12 Listed $29,900 PMAR

Property tax history

-11.3%/yr

Latest (2026): $228 · +2.1% YoY. Source: county tax records.