100 Victoria Cir · Mount Cobb, PA 18436

$340,000

3 bd · 2.0 ba · 1,400 sqft · SingleFamily · 6 Days on market

Built 2006 0.54 ac lot Est $321k · 6% over

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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
• Cash flow +5.7/30.0
• Schools +5.0/10.0
• ARV discount +4.8/15.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.1/10.0

Listing remarks MLS

Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: 2+Bed1st, Baths: 2 Bath Lev 1, Eating Area: Dining Area

Key facts

• Open floor plan
• Rear deck
• Main-floor laundry

Tags

• OPEN FLOOR PLAN
• PRIVATE PRIMARY SUITE
• MAIN-FLOOR LAUNDRY
• REAR DECK
• LOW-MAINTENANCE VINYL SIDING
• DETACHED TWO-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-690 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (38.2% below list).
• Recommended offer: $210k (38.2% below list) — sets the bar for 1% rule.

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 $36k of equity ($2k loan paydown + $34k 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.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $192k; list at $340k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $210,103 (38.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.62% ✗
• Cap rate: 3.86%
• Cash-on-cash: -8.70%
• DSCR: 0.61
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $320,600
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Victoria Cir	0.00mi	3/2.0	1,400 (0%)	1mo	$340,000	$243	99
14 Shady Ln	0.22mi	3/2.0	1,264 (-10%)	20mo	$290,000	$229	57
14 Shady Ln	0.22mi	3/2.0	1,264 (-10%)	20mo	$290,000	$229	57

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $141,268
• Equity at exit: $306,299

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $450,625
• Equity at exit: $660,545

Cash invested: $95,200 (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: 13.5×

Monthly cashflow live

• Estimated rent: $2,101 medium
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-690

Break-even live

Break-even rent $2,974

Max offer price $240,178

Occupancy floor —

Sensitivity live

Price	-10% $-455	-5% $-572	+0% $-690	+5% $-807	+10% $-925
Rent	-10% $-856	-5% $-773	+0% $-690	+5% $-607	+10% $-524
Rate	-1.0pp $-519	-0.5pp $-603	base $-690	+0.5pp $-778	+1.0pp $-868

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-23
   status Pending
2. 2026-04-20
   listed $340,000 Active
3. 2020-08-04
   soldstatus $192,000 587-char remark

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

4. 2020-08-04
   soldstatus $192,000 568-char remark

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

5. 2020-08-04
   soldstatus

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

6. 2020-01-23
   listed $199,900 587-char remark

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

7. 2020-01-23
   listed $199,900 568-char remark

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

8. 2020-01-23
   listed $199,900

   Show marketing remark (568 chars)

   Ranch home built in 2006 with huge detached 2 car garage in the North Pocono School District. This home is on a nice level property with public water and sewer. Easy access with just a few steps to enter and a nice rear deck and vinyl siding. Three bedrooms and two baths, laundry on the main level. Unfinished basement with poured concrete foundation and wood stove yields lots of storage space or room for future expansion. Located in Jefferson Township with easy access to Interstate and main thoroughfares. , Beds Description: Y, Baths: Y, Eating Area: Dining Area

9. 2006-03-08
   soldstatus $25,000
10. 1994-06-24
    soldstatus $6,000

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $25,212
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,017
• − Management: −$2,017
• − Depreciation: −$9,891
• Taxable loss: −$14,558
• Est. tax savings @ 24.0%: +$3,494
• After-tax cash flow: $-4,784/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: 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

• 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

+5566.7% since first listed

10 events — show timeline

• 2026-04-23 Pending — GSBR as distributed by MLS GRID
• 2026-04-20 Listed $340,000 GSBR as distributed by MLS GRID
• 2020-08-04 Sold (MLS) — PWMLS
• 2020-08-04 Sold (MLS) $192,000 PWMLS
• 2020-08-04 Sold (MLS) $192,000 PWMLS
• 2020-01-23 Listed $199,900 PWMLS
• 2020-01-23 Listed $199,900 PWMLS
• 2020-01-23 Listed $199,900 PWMLS
• 2006-03-08 Sold (Public Records) $25,000 Public Records
• 1994-06-24 Sold (Public Records) $6,000 Public Records

Property tax history

+34.5%/yr

Latest (2026): $87,394 · +1953.0% YoY. Source: county tax records.