263 Kims Way · Arlington Heights, PA 18360

$86,500

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 16 Days on market

Built 1992

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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
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully fully renovated two bedroom mobile home in a 55+ Community plus an office or hobby room offering affordable, low maintenance living in a convenient location in Stroud Township! This move-in ready mobile home features brand new flooring throughout, brand new bathrooms and all brand new stainless steel appliances including a gas range. Laundry room with W/ D hookup. Enjoy efficient gas heat and a bright updated interior. This mobile home was built with extra insulation making heating & cooling more efficient. Located within walking distance to grocery stores, pharmacy, restaurants, eye & dental care, banks and the library. This mobile home offers both convenience and

Key facts

• Efficient gas heat
• Fully renovated
• Extra insulation

Tags

• FULLY RENOVATED
• BRAND NEW FLOORING
• BRAND NEW BATHROOMS
• EFFICIENT GAS HEAT
• BRIGHT UPDATED INTERIOR
• EXTRA INSULATION

Property features AI

Finance

• Other: Private maintained paved road and private road frontage; Zoned residential
• HOA & community: Land is leased with a monthly land lease fee of $655; Located in a senior community

Exterior

• Parking: 2 off-street on-site parking spaces; Open parking available
• Utilities: Public water; Public sewer
• Home design: Single-story mobile home; Single wide mobile home (14' x 70'); Located in JKS Mobile Home Park; Residential property
• Construction: Vinyl siding; Shingle roof; Built with mobile home construction
• Exterior features: Deck; Awning(s); Storm door(s)

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Stainless steel appliances; Water heater
• Bedrooms: Total of 6 rooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating with propane; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Unfurnished
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located on main level in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $86k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $86k).
• Recommended offer: $85k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.3% vs local median 3.7% in Arlington Heights — 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 77/100 on livability (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, schools 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).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $598 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($85k) is reasonable based on typical stale-listing flexibility.

Recommended offer $85,202 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 2.23% ✓
• Cap rate: 20.30%
• Cash-on-cash: 50.03%
• DSCR: 3.23
• GRM: 3.7

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: 47.7%
• Equity multiple: 3.08×
• Total profit: $50,274
• Equity at exit: $12,897

10-year hold

• IRR: 53.4%
• Equity multiple: 6.22×
• Total profit: $126,502
• Equity at exit: $7,479

Cash invested: $24,220 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,930 medium
• Mortgage (P&I): −$454
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $1,010

Break-even live

Break-even rent $652

Max offer price $86,500

Occupancy floor 43%

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: $21,625
• Closing costs: $2,595
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Barnum St East Stroudsburg, PA	4.0	1.0	1094	$1,800	$1.65	44d	1	1.44mi

Listing history 12 events

1. 2026-06-13
   statusdays on market $86,500 Pending 16 DOM
2. 2026-06-10
   days on market $86,500 Active 15 DOM
3. 2026-06-09
   days on market $86,500 Active 14 DOM
4. 2026-06-08
   days on market $86,500 Active 13 DOM
5. 2026-06-07
   days on market $86,500 Active 12 DOM
6. 2026-06-05
   days on market $86,500 Active 9 DOM
7. 2026-06-03
   days on market $86,500 Active 8 DOM
8. 2026-06-02
   days on market $86,500 Active 7 DOM
9. 2026-06-01
   days on market $86,500 Active 6 DOM
10. 2026-05-31
    days on market $86,500 Active 5 DOM
11. 2026-05-30
    days on market $86,500 Active 4 DOM
12. 2026-05-22
    listed $86,500 Active

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$531/yr (+$44/mo · 174.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $23,162
• − Mortgage interest: −$4,845
• − Property taxes: −$305
• − Insurance: −$432
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − Depreciation: −$2,516
• Taxable income: $11,357
• Est. tax owed @ 24.0%: −$2,726
• After-tax cash flow: $9,391/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 — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

Amenities D Commute B- 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

• Census place: Arlington Heights, PA
• 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

1 event — show timeline

• 2026-05-22 Listed $86,500 PMAR

Property tax history

-8.4%/yr

Latest (2026): $305 · -0.0% YoY. Source: county tax records.