106 Shady Oaks Ln · East Stroudsburg, PA 18301

$48,000

3 bd · 2.0 ba · 910 sqft · Manufactured public records · 34 Days on market

Built 1983 $53/sqft · 36% below area Est $75k · 36% under $39/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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath 1983 Liberty mobile home located in the East Stroudsburg School District. Measuring approximately 76 feet long by 14 feet wide, this home offers a large living room, dining area, and a decent-sized kitchen with all appliances included. The primary bedroom features its own private bath. Outside, you'll find a shed for additional storage and a deck that could be restored or redesigned to fit your needs. Lot rent is $530 per month and includes water, sewer, trash, and road maintenance. This property does need work and is being sold as-is, cash only. With some vision and updates, this home has the potential to be transformed into an affordable full-time residence or i

Key facts

• Decent-sized kitchen
• Private bath
• Dining area

Tags

• LARGE LIVING ROOM
• DINING AREA
• DECENT-SIZED KITCHEN
• PRIVATE BATH
• SHED FOR ADDITIONAL STORAGE
• DECK THAT COULD BE RESTORED

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $470 (about $39.17/month); HOA covers water, sewer, trash and grounds maintenance

Exterior

• Parking: Open parking with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single wide mobile home; Manufactured by Liberty; 14 ft wide by 76 ft long
• Construction: Metal skirting
• Exterior features: Shed(s); Located in Brookside Trailer Park; Zoned residential

Interior

• Kitchen: Convection oven; Refrigerator; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Kerosene heating; Ceiling fans for cooling; Window air conditioning units
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup on main level; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $48,000 price doesn't fit this home's estimated sale value (~$75,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $47k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.9% vs local median 3.6% in East Stroudsburg — 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 84/100 on livability (#108 in PA, #833 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• 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: Rents rising fast (+10.4%/yr); 196 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $332 of loan paydown is wiped out by about $1k 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 + 8.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 4.12% ✓
• Cap rate: 36.86%
• Cash-on-cash: 109.16%
• DSCR: 5.86
• GRM: 2.0

CMA / ARV

• ARV (median comp): $75,000
• List price: $48,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.00×
• Total profit: $80,584
• Equity at exit: $7,157

10-year hold

• IRR: —
• Equity multiple: 17.23×
• Total profit: $218,182
• Equity at exit: $4,150

Cash invested: $13,440 (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 18301

• Rents YoY: 10.4%
• Active inventory: 196
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$252
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$20
• HOA: −$39
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $1,223

Break-even live

Break-even rent $431

Max offer price $48,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,250	-5% $1,236	+0% $1,223	+5% $1,209	+10% $1,195
Rent	-10% $1,066	-5% $1,144	+0% $1,223	+5% $1,301	+10% $1,379
Rate	-1.0pp $1,247	-0.5pp $1,235	base $1,223	+0.5pp $1,210	+1.0pp $1,198

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Madison St Unit G3 East Stroudsburg, PA	2.0	1.0	700	$1,450	$2.07	45d	1	0.42mi
115 E 5th St East Stroudsburg, PA	2.0	1.0	950	$1,795	$1.89	3d	1	0.54mi
111 Lenox Ave Unit 3 & 4 East Stroudsburg, PA	4.0	2.0	1100	$1,850	$1.68	44d	1	0.73mi
118 Barnum St East Stroudsburg, PA	4.0	1.0	1094	$1,800	$1.65	44d	1	0.80mi
1706 E Broad St East Stroudsburg, PA	2.0	1.0	650	$2,000	$3.08	44d	1	0.83mi
175 Prospect St Unit 175-1 East Stroudsburg, PA	2.0	1.0	928	$2,000	$2.16	44d	1	1.22mi

HOA detail

• Monthly dues: $39 · $468/yr
• Likely covers: watersewertrash

Listing history 15 events

1. 2026-06-17
   status $48,000 Pending 34 DOM
2. 2026-06-16
   days on market $48,000 Active 34 DOM
3. 2026-06-15
   days on market $48,000 Active 33 DOM
4. 2026-06-14
   days on market $48,000 Active 31 DOM
5. 2026-06-13
   days on market $48,000 Active 30 DOM
6. 2026-06-10
   days on market $48,000 Active 28 DOM
7. 2026-06-09
   days on market $48,000 Active 27 DOM
8. 2026-06-08
   days on market $48,000 Active 26 DOM
9. 2026-06-07
   days on market $48,000 Active 25 DOM
10. 2026-06-05
    days on market $48,000 Active 22 DOM
11. 2026-06-02
    days on market $48,000 Active 20 DOM
12. 2026-06-01
    days on market $48,000 Active 19 DOM
13. 2026-05-31
    days on market $48,000 Active 18 DOM
14. 2026-05-30
    days on market $48,000 Active 17 DOM
15. 2026-05-13
    listed $48,000 Active 721-char remark

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $559 · $47/mo
• Expected delta: +$199/yr (+$17/mo · 55.3%)

ⓘ 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 · 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: $23,747
• − Mortgage interest: −$2,689
• − Property taxes: −$360
• − Insurance: −$240
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$468
• − Depreciation: −$1,396
• Taxable income: $14,794
• Est. tax owed @ 24.0%: −$3,551
• After-tax cash flow: $11,121/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 — East Stroudsburg

• Score: 84/100
• State rank: #108
• US rank: #833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Stroudsburg, PA
• County: Monroe County · 59,057 people
• City population: 28,977
• Metro: East Stroudsburg, PA
• Population (ZIP): 28,977
• Household income: $90,522
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 672.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 18% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 9% 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: ▼ -109.90%
• Current HPI: 154.4762
• Rent YoY: ▲ 10.44%
• 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

2 events — show timeline

• 2026-06-16 Pending — PMAR
• 2026-05-13 Listed $48,000 PMAR

Property tax history

-3.6%/yr

Latest (2026): $360 · +3.6% YoY. Source: county tax records.