808 Pioneer Ct · Masthope, PA 18435

$379,000

3 bd · 2.0 ba · 2,635 sqft · SingleFamily public records · 408 Days on market

Built 2005 0.55 ac lot $144/sqft · at area comps Est $527k · 28% under $207/mo HOA · 5% of rent ↓ 23% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Extremely Private Masthope Chalet and stream. Cul-de-sac location great for kids to play, no traffic. Home boarders Masthope Greenbelt. Beautiful setting with stream and forest views. Featuring 4BR/3BA open floor plan, stone fireplace, multiple living spaces, finished basement, CAC and heat, 4 season room, woods and stream views off private deck overlooking greenbelt. Being sold fully furnished. First time being offered for sale. Lot to left is also for sale, a great spot for a garage or shed. Masthope amenities include skiing, outdoor pool, fitness center, restaurant, mini golf, horseback riding, ATV trails, Delaware River park, motor boating lake w/ white sandy beach and more.

Key facts

• Open floor plan
• 4 season room
• Culdesac location

Tags

• CULDESAC LOCATION
• STREAM AND FOREST VIEWS
• OPEN FLOOR PLAN
• STONE FIREPLACE
• FINISHED BASEMENT
• 4 SEASON ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $754 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $379k).
• Recommended offer: $334k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.2% in Masthope — 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 63/100 on livability (#1,276 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $3k appreciation (0.7% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $106k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $333,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 days. Have you received any prior offers? Is the seller open to a 12% 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. 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.16% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (median comp): $526,566
• List price: $379,000
• Delta: -28.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Powderhorn Dr	0.54mi	3/3.0	2,592 (-2%)	4mo	$345,000	$133	64
201 Powderhorn Dr	0.48mi	4/2.0 (+1)	2,643 (+0%)	16mo	$480,000	$182	58
107 Musket Dr	0.44mi	3/3.0	2,398 (-9%)	10mo	$410,000	$171	52
143 Stone Dr	0.44mi	4/2.0 (+1)	2,400 (-9%)	13mo	$359,900	$150	49
135 Heritage Dr	0.55mi	3/3.0	2,800 (+6%)	21mo	$475,000	$170	42
160 Constitution Dr	0.62mi	4/3.5 (+1)	2,720 (+3%)	23mo	$529,000	$194	35
186 Oak Hill Rd	0.64mi	3/3.5	2,453 (-7%)	22mo	$355,000	$145	34

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

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.47×
• Total profit: $49,750
• Equity at exit: $123,527

10-year hold

• IRR: 13.6%
• Equity multiple: 2.60×
• Total profit: $170,182
• Equity at exit: $159,719

Cash invested: $106,120 (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 18435

• Home prices YoY: 0.3%
• Active inventory: 60
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$369 /mo · $4,432/yr
• Insurance: −$158
• HOA: −$207
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $754

Break-even live

Break-even rent $3,445

Max offer price $379,000

Occupancy floor 78%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Cottonwood Dr Hawley, PA	4.0	3.0	2908	$4,400	$1.51	2d	1	1.39mi

HOA detail

• Monthly dues: $207 · $2,484/yr
• Likely covers: poolgym

Listing history 19 events

1. 2026-06-18
   days on market $379,000 Active 408 DOM
2. 2026-06-17
   price $379,000 Active 407 DOM
3. 2026-06-17
   days on market $399,000 Active 407 DOM
4. 2026-06-16
   days on market $399,000 Active 406 DOM
5. 2026-06-15
   days on market $399,000 Active 405 DOM
6. 2026-06-13
   days on market $399,000 Active 403 DOM
7. 2026-06-13
   days on market $399,000 Active 402 DOM
8. 2026-06-09
   days on market $399,000 Active 399 DOM
9. 2026-06-08
   days on market $399,000 Active 398 DOM
10. 2026-06-07
    days on market $399,000 Active 397 DOM
11. 2026-06-04
    days on market $399,000 Active 394 DOM
12. 2026-06-03
    days on market $399,000 Active 393 DOM
13. 2026-06-02
    days on market $399,000 Active 392 DOM
14. 2026-06-01
    days on market $399,000 Active 391 DOM
15. 2026-05-31
    days on market $399,000 Active 390 DOM
16. 2026-04-14
    price $399,000 687-char remark

    Show marketing remark (687 chars)

    Extremely Private Masthope Chalet and stream. Cul-de-sac location great for kids to play, no traffic. Home boarders Masthope Greenbelt. Beautiful setting with stream and forest views. Featuring 4BR/3BA open floor plan, stone fireplace, multiple living spaces, finished basement, CAC and heat, 4 season room, woods and stream views off private deck overlooking greenbelt. Being sold fully furnished. First time being offered for sale. Lot to left is also for sale, a great spot for a garage or shed. Masthope amenities include skiing, outdoor pool, fitness center, restaurant, mini golf, horseback riding, ATV trails, Delaware River park, motor boating lake w/ white sandy beach and more.

17. 2025-08-29
    price $450,000 687-char remark

    Show marketing remark (687 chars)

    Extremely Private Masthope Chalet and stream. Cul-de-sac location great for kids to play, no traffic. Home boarders Masthope Greenbelt. Beautiful setting with stream and forest views. Featuring 4BR/3BA open floor plan, stone fireplace, multiple living spaces, finished basement, CAC and heat, 4 season room, woods and stream views off private deck overlooking greenbelt. Being sold fully furnished. First time being offered for sale. Lot to left is also for sale, a great spot for a garage or shed. Masthope amenities include skiing, outdoor pool, fitness center, restaurant, mini golf, horseback riding, ATV trails, Delaware River park, motor boating lake w/ white sandy beach and more.

18. 2025-06-25
    price $490,000 687-char remark

    Show marketing remark (687 chars)

    Extremely Private Masthope Chalet and stream. Cul-de-sac location great for kids to play, no traffic. Home boarders Masthope Greenbelt. Beautiful setting with stream and forest views. Featuring 4BR/3BA open floor plan, stone fireplace, multiple living spaces, finished basement, CAC and heat, 4 season room, woods and stream views off private deck overlooking greenbelt. Being sold fully furnished. First time being offered for sale. Lot to left is also for sale, a great spot for a garage or shed. Masthope amenities include skiing, outdoor pool, fitness center, restaurant, mini golf, horseback riding, ATV trails, Delaware River park, motor boating lake w/ white sandy beach and more.

19. 2025-05-06
    listed $515,000 Active 687-char remark

    Show marketing remark (687 chars)

    Extremely Private Masthope Chalet and stream. Cul-de-sac location great for kids to play, no traffic. Home boarders Masthope Greenbelt. Beautiful setting with stream and forest views. Featuring 4BR/3BA open floor plan, stone fireplace, multiple living spaces, finished basement, CAC and heat, 4 season room, woods and stream views off private deck overlooking greenbelt. Being sold fully furnished. First time being offered for sale. Lot to left is also for sale, a great spot for a garage or shed. Masthope amenities include skiing, outdoor pool, fitness center, restaurant, mini golf, horseback riding, ATV trails, Delaware River park, motor boating lake w/ white sandy beach and more.

ⓘ 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: $4,432 · $369/mo
• Projected year-2 tax: $5,210 · $434/mo
• Expected delta: +$778/yr (+$65/mo · 17.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,800
• − Mortgage interest: −$21,230
• − Property taxes: −$4,432
• − Insurance: −$1,895
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − HOA: −$2,484
• − Depreciation: −$11,025
• Taxable income: $3,286
• Est. tax owed @ 24.0%: −$789
• After-tax cash flow: $8,262/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Masthope

• Score: 63/100
• State rank: #1276
• US rank: #15402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masthope, PA
• Population (ZIP): 906

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Subsaharan African 6% Serbian 4%
• Foreign-born: 13% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 5% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.70%
• Current HPI: 206.1947
• 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

-22.5% since first listed

4 events — show timeline

• 2026-04-14 Price Changed $399,000 PWMLS
• 2025-08-29 Price Changed $450,000 PWMLS
• 2025-06-25 Price Changed $490,000 PWMLS
• 2025-05-06 Listed $515,000 PWMLS

Property tax history

+2.6%/yr

Latest (2026): $4,432 · +2.8% YoY. Source: county tax records.