3177 Stony Run Ln · Mountainhome, PA 18326

$329,900

4 bd · 2.5 ba · 2,052 sqft · Manufactured public records · 268 Days on market

Built 2024 1.36 ac lot $161/sqft · at area comps Est $335k · at est.

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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).

• Appreciation +10.0/10.0
• ARV discount +8.2/15.0
• Cash flow +6.3/30.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Built in 2024, this new 4 bed, 2 bath sustainably built home offers over 2,100 sq ft of modern living space on 1.36 private acres -- with no HOA! Pride of ownership shines throughout, with thoughtful design and quality finishes that make this home truly stand out. Whether you're looking for a primary residence, vacation getaway, or short-term rental investment, it's located in an STR-friendly township, offering both lifestyle flexibility and income potential.

Key facts

• Private acres
• Thoughtful design
• Quality finishes

Tags

• PRIVATE ACRES
• NO HOA
• THOUGHTFUL DESIGN
• QUALITY FINISHES

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $-580 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (31.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (34.0% below list).
• Recommended offer: $218k (34.0% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 3.0% 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: schools D, amenities F, commute F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 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 $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $19k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $330k implies a 1550% gain — meaningful room to come down on a strong offer.

Recommended offer $217,636 (34.0% 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 268 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.54%
• DSCR: 0.66
• GRM: 12.6

CMA / ARV

• ARV (median comp): $335,117
• List price: $329,900
• Delta: -1.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.0%
• Equity multiple: 2.55×
• Total profit: $142,775
• Equity at exit: $297,200

10-year hold

• IRR: 17.5%
• Equity multiple: 5.87×
• Total profit: $449,588
• Equity at exit: $640,923

Cash invested: $92,372 (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 18326

• Home prices YoY: 7.6%
• Active inventory: 62
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$432 /mo · $5,182/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-580

Break-even live

Break-even rent $2,911

Max offer price $227,435

Occupancy floor —

Sensitivity live

Price	-10% $-393	-5% $-487	+0% $-580	+5% $-673	+10% $-767
Rent	-10% $-752	-5% $-666	+0% $-580	+5% $-494	+10% $-408
Rate	-1.0pp $-414	-0.5pp $-496	base $-580	+0.5pp $-666	+1.0pp $-752

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $329,900 Active 268 DOM
2. 2026-06-18
   days on market $329,900 Active 267 DOM
3. 2026-06-17
   days on market $329,900 Active 266 DOM
4. 2026-06-16
   days on market $329,900 Active 265 DOM
5. 2026-06-15
   days on market $329,900 Active 264 DOM
6. 2026-06-14
   days on market $329,900 Active 262 DOM
7. 2026-06-13
   days on market $329,900 Active 261 DOM
8. 2026-06-10
   days on market $329,900 Active 259 DOM
9. 2026-06-09
   days on market $329,900 Active 258 DOM
10. 2026-06-08
    days on market $329,900 Active 257 DOM
11. 2026-06-07
    days on market $329,900 Active 256 DOM
12. 2026-06-05
    days on market $329,900 Active 253 DOM
13. 2026-06-02
    days on market $329,900 Active 251 DOM
14. 2026-06-01
    days on market $329,900 Active 250 DOM
15. 2026-05-31
    days on market $329,900 Active 249 DOM
16. 2026-05-30
    days on market $329,900 Active 248 DOM
17. 2026-04-30
    price $329,900 464-char remark

    Show marketing remark (464 chars)

    Built in 2024, this new 4 bed, 2 bath sustainably built home offers over 2,100 sq ft of modern living space on 1.36 private acres -- with no HOA! Pride of ownership shines throughout, with thoughtful design and quality finishes that make this home truly stand out. Whether you're looking for a primary residence, vacation getaway, or short-term rental investment, it's located in an STR-friendly township, offering both lifestyle flexibility and income potential.

18. 2025-11-05
    price $340,000 464-char remark

    Show marketing remark (464 chars)

    Built in 2024, this new 4 bed, 2 bath sustainably built home offers over 2,100 sq ft of modern living space on 1.36 private acres -- with no HOA! Pride of ownership shines throughout, with thoughtful design and quality finishes that make this home truly stand out. Whether you're looking for a primary residence, vacation getaway, or short-term rental investment, it's located in an STR-friendly township, offering both lifestyle flexibility and income potential.

19. 2025-09-24
    listed $349,000 Active 464-char remark

    Show marketing remark (464 chars)

    Built in 2024, this new 4 bed, 2 bath sustainably built home offers over 2,100 sq ft of modern living space on 1.36 private acres -- with no HOA! Pride of ownership shines throughout, with thoughtful design and quality finishes that make this home truly stand out. Whether you're looking for a primary residence, vacation getaway, or short-term rental investment, it's located in an STR-friendly township, offering both lifestyle flexibility and income potential.

20. 2021-11-15
    soldstatus $20,000
21. 2009-01-26
    listed $259,900
22. 2006-03-22
    soldstatus $30,000

ⓘ 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: $5,182 · $432/mo
• Projected year-2 tax: $5,197 · $433/mo
• Expected delta: +$15/yr (+$1/mo · 0.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,116
• − Mortgage interest: −$18,480
• − Property taxes: −$5,182
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$9,597
• Taxable loss: −$12,971
• Est. tax savings @ 24.0%: +$3,113
• After-tax cash flow: $-3,847/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 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): 3,574

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 12% Two or more races 10% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 1%

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: ▲ 13.09%
• Current HPI: 185.198
• 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

+999.7% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $329,900 PMAR
• 2025-11-05 Price Changed $340,000 PMAR
• 2025-09-24 Listed $349,000 PMAR
• 2021-11-15 Sold (Public Records) $20,000 Public Records
• 2009-01-26 Listed $259,900 PMAR
• 2006-03-22 Sold (Public Records) $30,000 Public Records

Property tax history

+33.7%/yr

Latest (2026): $5,182 · +1.7% YoY. Source: county tax records.