102 Middle Rd Lot 50 · Mountainhome, PA 18426

$189,900

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 110 Days on market

Built 2026 Good condition $141/sqft · 72% above area $400/mo HOA · 19% of rent

---

Why this score? — see what drove the D+ 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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• 1% rule +6.1/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Be the first to own this brand new double-wide home located in the quiet, wooded community of Rustic Acres in Greentown, PA. This home comes with a 1 YEAR WARRANTY, 10 YEAR STRUCTURAL WARRANTY AND 10 YEAR LIMITED HEAT EXCHANGER WARRANTY FOR THE FURNACE. This beautifully designed home features 2 bedrooms, 2 full bathrooms, and a versatile bonus room ideal for a home office, den, or additional guest space. Thoughtfully designed with modern finishes throughout, the spacious kitchen offers stainless steel appliances, abundant cabinetry, and plenty of room for entertaining and everyday cooking. Enjoy year-round comfort with central air and relax outdoors on the covered front porch or deck -- the perfect spot to sip your morning coffee and take in the peaceful country setting. A private paved parking pad adds convenience and ease. Ideally located just minutes from Promised Land State Park and a short drive to Lake Wallenpaupack, as well as local restaurants and grocery stores, this home offers the perfect balance of privacy and accessibility. Lot rent is $400 per month and includes water, sewer, garbage, and road maintenance. Brand new, low-maintenance living in a serene setting. Come check it out!!

Key facts

• Double-wide home
• Spacious kitchen
• Abundant cabinetry

Tags

• DOUBLE-WIDE HOME
• QUIET WOODED COMMUNITY
• VERSATILE BONUS ROOM
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• ABUNDANT CABINETRY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-53 ($-640/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (4.1% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.4% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 145 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.2% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,809 (9.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.11% ✓
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 7.5

CMA / ARV

• ARV (median comp): $110,365
• List price: $189,900
• Delta: 72.07%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Middle Rd	0.09mi	2/2.0	1,344 (0%)	6mo	$185,000	$138	91
105 York Dr	0.03mi	3/2.0 (+1)	1,344 (0%)	6mo	$120,000	$89	88
141 Rustic Rd	0.09mi	3/2.0 (+1)	1,540 (+15%)	3mo	$125,000	$81	64

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

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.42×
• Total profit: $22,296
• Equity at exit: $88,090

10-year hold

• IRR: 9.9%
• Equity multiple: 2.53×
• Total profit: $81,428
• Equity at exit: $137,898

Cash invested: $53,172 (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 18426

• Home prices YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$400
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-53

Break-even live

Break-even rent $2,168

Max offer price $182,179

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $12	+0% $-53	+5% $-119	+10% $-185
Rent	-10% $-219	-5% $-136	+0% $-53	+5% $30	+10% $113
Rate	-1.0pp $42	-0.5pp $-5	base $-53	+0.5pp $-103	+1.0pp $-153

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Antler Dr Canadensis, PA	3.0	3.0	1824	$2,100	$1.15	45d	1	0.76mi

HOA detail

• Monthly dues: $400 · $4,800/yr
• Likely covers: watersewertrash

Listing history 16 events

1. 2026-06-21
   days on market $189,900 Active 110 DOM
2. 2026-06-18
   days on market $189,900 Active 107 DOM
3. 2026-06-17
   days on market $189,900 Active 106 DOM
4. 2026-06-16
   days on market $189,900 Active 105 DOM
5. 2026-06-15
   days on market $189,900 Active 104 DOM
6. 2026-06-13
   days on market $189,900 Active 102 DOM
7. 2026-06-13
   days on market $189,900 Active 101 DOM
8. 2026-06-09
   days on market $189,900 Active 98 DOM
9. 2026-06-08
   days on market $189,900 Active 97 DOM
10. 2026-06-07
    days on market $189,900 Active 96 DOM
11. 2026-06-04
    days on market $189,900 Active 93 DOM
12. 2026-06-03
    days on market $189,900 Active 92 DOM
13. 2026-06-02
    days on market $189,900 Active 91 DOM
14. 2026-06-01
    days on market $189,900 Active 90 DOM
15. 2026-05-31
    days on market $189,900 Active 89 DOM
16. 2026-03-03
    listed $189,900 Active 1212-char remark

    Show marketing remark (1212 chars)

    Be the first to own this brand new double-wide home located in the quiet, wooded community of Rustic Acres in Greentown, PA. This home comes with a 1 YEAR WARRANTY, 10 YEAR STRUCTURAL WARRANTY AND 10 YEAR LIMITED HEAT EXCHANGER WARRANTY FOR THE FURNACE. This beautifully designed home features 2 bedrooms, 2 full bathrooms, and a versatile bonus room ideal for a home office, den, or additional guest space. Thoughtfully designed with modern finishes throughout, the spacious kitchen offers stainless steel appliances, abundant cabinetry, and plenty of room for entertaining and everyday cooking. Enjoy year-round comfort with central air and relax outdoors on the covered front porch or deck -- the perfect spot to sip your morning coffee and take in the peaceful country setting. A private paved parking pad adds convenience and ease. Ideally located just minutes from Promised Land State Park and a short drive to Lake Wallenpaupack, as well as local restaurants and grocery stores, this home offers the perfect balance of privacy and accessibility. Lot rent is $400 per month and includes water, sewer, garbage, and road maintenance. Brand new, low-maintenance living in a serene setting. Come check it out!!

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 15 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: $25,200
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$4,800
• − Depreciation: −$5,524
• Taxable loss: −$3,592
• Est. tax savings @ 24.0%: +$862
• After-tax cash flow: $222/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 80/100 Cosmetic rehab

This double-wide manufactured home is in good condition with modern finishes and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value
• Both Install smart home automation — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood flooring — Improves aesthetics and increases value ↑
• Both Install smart home automation — Enhances comfort and energy efficiency ↑

ⓘ 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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,426

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 11% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 6%
• Common ancestry: Romanian 12% Italian 2% Slovak 2%
• Foreign-born: 4%
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% French/Haitian/Cajun 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.25%
• Current HPI: 236.763
• 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

• 2026-03-03 Listed $189,900 PWMLS