630 Hunter Cir Unit 4 MOUNTAIN HOME ALT · Pocono, PA 18372

$163,770

5 bd · 4.5 ba · 1,002 sqft · Townhouse · 377 Days on market

Built 2023 Excellent condition 4,356 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Nestled in the Pocono Mountains, A Private Luxury Vacation Club at Camelback Mountain in Tannersville, PA, offers an exclusive mountain retreat on 125.6 acres atop Northridge, just under two hours from NYC and Philadelphia. The Mountain Home Alternative LIFETIME pricing of $163,770 grants access to luxurious 1-5 bedrooms, perfect for romantic getaways, family reunions, spa weekends, or golf/ski outings. Vacation club participants can invite family, friends, or guests, ensuring each visit is personal and memorable. These private, tranquil luxury vacations offer the perfect escape, free from the demands of home ownership. With no fixed schedules, you can book your stays year-round, on your terms. The ONE-TIME, LIFETIME pricing includes access to the world-class clubhouse with a heated mountaintop pool, hot tub, wellness center, spa, private theater, and a lounge with dining. The concierge service handles reservations, tee times, black car service, and more. Enjoy endless activities like skiing, snowboarding, hiking, water-sports, fishing, and vibrant nightlife. This is not a permanent residence, Airbnb, or rental. The $163,770 includes 480,000 points annually

Key facts

• Private theater
• Wellness center
• 125.6 acres

Tags

• 125.6 ACRES
• WORLD-CLASS CLUBHOUSE
• HEATED MOUNTAINTOP POOL
• WELLNESS CENTER
• PRIVATE THEATER
• ENDLESS ACTIVITIES

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath townhouse listed at $164k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $758 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.

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: 93 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $-28 appreciation (-0.0% 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 (-0.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 377 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $144,117 (12.0% below list)

Questions for the listing agent

1. It's been on market 377 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.83%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 1.95×
• Total profit: $43,366
• Equity at exit: $47,413

10-year hold

• IRR: 23.9%
• Equity multiple: 3.65×
• Total profit: $121,378
• Equity at exit: $56,880

Cash invested: $45,856 (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 18372

• Home prices YoY: -0.0%
• Active inventory: 93
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$859
• Tax est. 1.5%: −$205 /mo · $2,457/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $758

Break-even live

Break-even rent $1,433

Max offer price $163,770

Occupancy floor 63%

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: $40,942
• Closing costs: $4,913
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $163,770 Active 377 DOM
2. 2026-06-17
   days on market $163,770 Active 376 DOM
3. 2026-06-16
   days on market $163,770 Active 375 DOM
4. 2026-06-15
   days on market $163,770 Active 374 DOM
5. 2026-06-14
   days on market $163,770 Active 372 DOM
6. 2026-06-13
   days on market $163,770 Active 371 DOM
7. 2026-06-10
   days on market $163,770 Active 369 DOM
8. 2026-06-08
   days on market $163,770 Active 367 DOM
9. 2026-06-07
   days on market $163,770 Active 366 DOM
10. 2026-06-02
    days on market $163,770 Active 361 DOM
11. 2026-06-01
    days on market $163,770 Active 360 DOM
12. 2026-05-31
    days on market $163,770 Active 359 DOM
13. 2026-05-30
    days on market $163,770 Active 358 DOM
14. 2024-10-26
    listed $163,770 Active
15. 2024-10-14
    listed $163,770 Active 1175-char remark

    Show marketing remark (1175 chars)

    Nestled in the Pocono Mountains, A Private Luxury Vacation Club at Camelback Mountain in Tannersville, PA, offers an exclusive mountain retreat on 125.6 acres atop Northridge, just under two hours from NYC and Philadelphia. The Mountain Home Alternative LIFETIME pricing of $163,770 grants access to luxurious 1-5 bedrooms, perfect for romantic getaways, family reunions, spa weekends, or golf/ski outings. Vacation club participants can invite family, friends, or guests, ensuring each visit is personal and memorable. These private, tranquil luxury vacations offer the perfect escape, free from the demands of home ownership. With no fixed schedules, you can book your stays year-round, on your terms. The ONE-TIME, LIFETIME pricing includes access to the world-class clubhouse with a heated mountaintop pool, hot tub, wellness center, spa, private theater, and a lounge with dining. The concierge service handles reservations, tee times, black car service, and more. Enjoy endless activities like skiing, snowboarding, hiking, water-sports, fishing, and vibrant nightlife. This is not a permanent residence, Airbnb, or rental. The $163,770 includes 480,000 points annually

ⓘ 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 ≥93°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: $28,700
• − Mortgage interest: −$9,174
• − Property taxes: −$2,457
• − Insurance: −$819
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$4,764
• Taxable income: $6,894
• Est. tax owed @ 24.0%: −$1,655
• After-tax cash flow: $7,437/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

Excellent 95/100 None rehab

This luxury vacation club unit in the Pocono Mountains is in excellent condition with no visible repairs needed. It offers a high ROI with its prime location and resort amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Pool maintenance — Keeps the pool area inviting and functional
• Both Seasonal decor — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Pool maintenance — Keeps the pool area inviting and functional ↑
• Both Seasonal decor — Enhances curb appeal and adds value ↑

ⓘ 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): 3,397

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 0.61)
• Race & ethnicity: White 60% Black 11% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 7% Russian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Other Indo-European 12% Chinese 7% Spanish 3%

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: ▬ -0.02%
• Current HPI: 147.7957
• 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

+0.0% since first listed

2 events — show timeline

• 2024-10-26 Listed $163,770 GLVRMLS
• 2024-10-14 Listed $163,770 GLVRMLS