None · Mount Cobb, PA 18436

$75,000

3 bd · 2.0 ba · 1,100 sqft · Manufactured · 202 Days on market

Built 1996 Fair condition 436 sqft lot $68/sqft · 38% above area Est $54k · 38% over ↓ 12% since listing

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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 +10.0/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located in a quiet, family-friendly community with beautiful views of the countryside. This home is located in the country but you have the convenience of being just minutes from local stores and a major highway. This is a great opportunty to own this affordable home with an open floor plan, modern flooring and large living space.

Key facts

• Open floor plan
• Modern flooring
• Large living space

Tags

• BEAUTIFUL VIEWS
• OPEN FLOOR PLAN
• MODERN FLOORING
• LARGE LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 4.0% in Mount Cobb — 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 72/100 on livability (#642 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson El Sch (math 64% / reading 84%, grade A, #89 of 1,518 statewide, top 7%, 258 students, 28% FRL); North Pocono Ms (math 25% / reading 69%, grade D+, #163 of 512 statewide, top 33%, 665 students, 36% FRL); North Pocono Hs (math 72%, 905 students, 33% FRL).
• Market conditions: 341 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $7k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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 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?
6. 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.
7. 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.
8. 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: 2.79% ✓
• Cap rate: 24.44%
• Cash-on-cash: 64.80%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (median comp): $54,263
• List price: $75,000
• Delta: 38.22%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Butler Hill Rd	0.08mi	2/2.0 (-1)	1,126 (+2%)	6mo	$61,500	$55	82
28 Hi View Drive (lot 14)	0.15mi	3/2.0	1,115 (+1%)	13mo	$73,900	$66	80
10 Center St. (lot 22)	0.03mi	3/2.0	1,000 (-9%)	7mo	$60,000	$60	78
145 Butler Hill Rd	0.03mi	2/1.0 (-1)	980 (-11%)	5mo	$30,000	$31	67
18 Center St	0.03mi	2/1.5 (-1)	980 (-11%)	10mo	$58,000	$59	65
20 Hi View Dr Unit L 16	0.08mi	3/2.0	1,265 (+15%)	15mo	$80,000	$63	59
20 Hi View Dr Lot 16	0.08mi	3/2.0	1,265 (+15%)	15mo	$80,000	$63	59

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

Projected returns pro-forma

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

5-year hold

• IRR: 76.4%
• Equity multiple: 6.39×
• Total profit: $113,105
• Equity at exit: $67,566

10-year hold

• IRR: 70.4%
• Equity multiple: 14.16×
• Total profit: $276,340
• Equity at exit: $145,709

Cash invested: $21,000 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 341
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,092 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,134

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,186	-5% $1,160	+0% $1,134	+5% $1,108	+10% $1,082
Rent	-10% $969	-5% $1,051	+0% $1,134	+5% $1,217	+10% $1,299
Rate	-1.0pp $1,172	-0.5pp $1,153	base $1,134	+0.5pp $1,115	+1.0pp $1,095

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $75,000 Active 202 DOM
2. 2026-06-18
   days on market $75,000 Active 199 DOM
3. 2026-06-17
   days on market $75,000 Active 198 DOM
4. 2026-06-16
   days on market $75,000 Active 197 DOM
5. 2026-06-15
   days on market $75,000 Active 196 DOM
6. 2026-06-14
   days on market $75,000 Active 194 DOM
7. 2026-06-13
   days on market $75,000 Active 193 DOM
8. 2026-06-10
   days on market $75,000 Active 191 DOM
9. 2026-06-09
   days on market $75,000 Active 190 DOM
10. 2026-06-08
    days on market $75,000 Active 189 DOM
11. 2026-06-07
    days on market $75,000 Active 188 DOM
12. 2026-06-02
    days on market $75,000 Active 183 DOM
13. 2026-06-01
    days on market $75,000 Active 182 DOM
14. 2026-05-31
    days on market $75,000 Active 181 DOM
15. 2026-05-30
    days on market $75,000 Active 180 DOM
16. 2026-01-16
    price $75,000 332-char remark

    Show marketing remark (332 chars)

    Located in a quiet, family-friendly community with beautiful views of the countryside. This home is located in the country but you have the convenience of being just minutes from local stores and a major highway. This is a great opportunty to own this affordable home with an open floor plan, modern flooring and large living space.

17. 2025-12-01
    listed $82,000 Active 332-char remark

    Show marketing remark (332 chars)

    Located in a quiet, family-friendly community with beautiful views of the countryside. This home is located in the country but you have the convenience of being just minutes from local stores and a major highway. This is a great opportunty to own this affordable home with an open floor plan, modern flooring and large living space.

18. 2024-03-04
    soldstatus $80,000 Closed 239-char remark

    Show marketing remark (239 chars)

    Recently remodeled double wide mobile home in mobile home park with new paint, flooring, stove and furnace. Washer/dryer hookup. Storage shed. Park rent is $440/month and includes water, sewer and trash. Propane heat. North Pocono Schools.

19. 2024-01-15
    status Pending 239-char remark

    Show marketing remark (239 chars)

    Recently remodeled double wide mobile home in mobile home park with new paint, flooring, stove and furnace. Washer/dryer hookup. Storage shed. Park rent is $440/month and includes water, sewer and trash. Propane heat. North Pocono Schools.

20. 2024-01-03
    listed $84,900 Active 239-char remark

    Show marketing remark (239 chars)

    Recently remodeled double wide mobile home in mobile home park with new paint, flooring, stove and furnace. Washer/dryer hookup. Storage shed. Park rent is $440/month and includes water, sewer and trash. Propane heat. North Pocono Schools.

ⓘ 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 1/10 Low 6 d/yr ≥90°F today · 13 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: $25,099
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$2,182
• Taxable income: $13,200
• Est. tax owed @ 24.0%: −$3,168
• After-tax cash flow: $10,440/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

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance to improve its condition and value. Updates to the interior walls, landscaping, and kitchen would significantly enhance its resale and rental potential.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard, could be updated
• Minor landscaping — bare yard with debris

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Rental landscaping — improves curb appeal and attracts tenants
• Resale kitchen cabinets — newer cabinets would appeal to buyers
• Resale bathroom fixtures — updated fixtures would appeal to buyers
• Both HVAC system — improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard, could be updated	Minor	$500–3,000
landscaping · bare yard with debris	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Rental landscaping — improves curb appeal and attracts tenants ↑
• Resale kitchen cabinets — newer cabinets would appeal to buyers ↑
• Resale bathroom fixtures — updated fixtures would appeal to buyers ↑
• Both HVAC system — improves 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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Mount Cobb

• Score: 72/100
• State rank: #642
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Cobb, PA
• Population (ZIP): 13,225

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

-11.7% since first listed

5 events — show timeline

• 2026-01-16 Price Changed $75,000 PWMLS
• 2025-12-01 Listed $82,000 PWMLS
• 2024-03-04 Sold (MLS) $80,000 GSBR as distributed by MLS GRID
• 2024-01-15 Pending — GSBR as distributed by MLS GRID
• 2024-01-03 Listed $84,900 GSBR as distributed by MLS GRID