204 Moyer Ct #4 · Pocono, PA 18355

$88,800

3 bd · 2.0 ba · 1,120 sqft · Manufactured · 12 Days on market

Built 1988 Good condition Est $59k · 50% over $43/mo HOA · 2% of rent

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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
• Appreciation +5.7/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Remodeled mobile home in Sullivan Trail Village with easy access from SullivanTrail. Freshly painted and new laminate flooring will please your eyes. Three bedrooms and two baths nicely laid out. Spacious kitchen/dining area! New Split Ductless System will keep you comfortable year round!

Key facts

• Built 1988
• Listed 11 days

Tags

• REMODELED MOBILE HOME
• NEW LAMINATE FLOORING
• SPACIOUS KITCHEN DINING AREA
• NEW SPLIT DUCTLESS SYSTEM

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $520 (includes water and sewer)

Exterior

• Parking: Off-street parking
• Utilities: Private water; Private sewer; 200+ amp electric service
• Home design: Manufactured home (single wide); Residential property; No common walls; Located in Sullivan Trail Village (park)
• Construction: Vinyl siding; Asphalt/fiberglass roof; Metal skirting; Built as a 14 x 70 single wide (Holly/Park)
• Exterior features: Front porch; Rear porch; Side porch; Sliding doors; Shed(s); Located on a cul-de-sac; Paved road frontage on a county road

Interior

• Kitchen: Eat-in kitchen; Laminate counters
• Bedrooms: 4 total rooms (bedroom count not specified)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Ductless cooling; Ceiling fans
• Interior features: Eat-in kitchen; Laminate counters; Recessed lighting; Ceiling fans; Bay window
• Laundry & utility: Laundry on main level; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: 35 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

• In year one you build about $2k of equity ($614 loan paydown + $1k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $88,800

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.53% ✓
• Cap rate: 21.44%
• Cash-on-cash: 54.09%
• DSCR: 3.41
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $59,360
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
152 Paul Ter	0.04mi	2/2.0 (-1)	1,036 (-8%)	10mo	$55,000	$53	72
122 Hemlock Tr Trl	0.13mi	3/1.0	1,020 (-9%)	21mo	$50,000	$49	58

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

Projected returns pro-forma

1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.4%
• Equity multiple: 4.03×
• Total profit: $75,262
• Equity at exit: $32,608

10-year hold

• IRR: 58.4%
• Equity multiple: 8.12×
• Total profit: $177,088
• Equity at exit: $45,165

Cash invested: $24,864 (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 18355

• Home prices YoY: 0.8%
• Active inventory: 35
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$466
• Tax est. 1.5%: −$111 /mo · $1,332/yr
• Insurance: −$37
• HOA: −$43
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $1,121

Break-even live

Break-even rent $831

Max offer price $88,800

Occupancy floor 45%

Sensitivity live

Price	-10% $1,182	-5% $1,152	+0% $1,121	+5% $1,090	+10% $1,059
Rent	-10% $943	-5% $1,032	+0% $1,121	+5% $1,210	+10% $1,299
Rate	-1.0pp $1,166	-0.5pp $1,143	base $1,121	+0.5pp $1,098	+1.0pp $1,074

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: $22,200
• Closing costs: $2,664
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
371 Linden Ct Tannersville, PA	3.0	2.0	1437	$2,250	$1.57	46d	1	1.40mi

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 10 events

1. 2026-06-21
   days on market $88,800 Active 12 DOM
2. 2026-06-19
   days on market $88,800 Active 10 DOM
3. 2026-06-18
   days on market $88,800 Active 9 DOM
4. 2026-06-17
   days on market $88,800 Active 8 DOM
5. 2026-06-16
   days on market $88,800 Active 7 DOM
6. 2026-06-15
   days on market $88,800 Active 6 DOM
7. 2026-06-14
   days on market $88,800 Active 4 DOM
8. 2026-06-13
   days on market $88,800 Active 3 DOM
9. 2026-06-10
   remarks 289-char remark
10. 2026-06-10
    listed $88,800 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $27,000
• − Mortgage interest: −$4,974
• − Property taxes: −$1,332
• − Insurance: −$444
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$516
• − Depreciation: −$2,583
• Taxable income: $12,831
• Est. tax owed @ 24.0%: −$3,079
• After-tax cash flow: $10,371/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 · 12 photos

Good 80/100 Cosmetic rehab

This remodeled mobile home in Sullivan Trail Village offers a good condition with new flooring and systems, ready for a fresh coat of paint and minor exterior repairs to maximize its value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace deck boards — Improves safety and appearance
• Both Replace laminate flooring — Fresh look and improved durability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace deck boards — Improves safety and appearance ↑
• Both Replace laminate flooring — Fresh look and improved durability ↑

ⓘ 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: 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 — Pocono

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,628

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Black 3% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Iranian 6% Armenian 4% Slovak 2%
• Foreign-born: 10% · Vietnam, Canada
• Languages at home: 92% English-only · Vietnamese 6% Arabic 1% 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: ▲ 1.49%
• Current HPI: 191.1566
• 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

• 2026-06-08 Listed $88,800 PMAR