2607 Ramon Dr · Sierra View, PA 18610

$315,000

4 bd · 2.5 ba · 2,116 sqft · SingleFamily · 1 Days on market

Built 2003 1.21 ac lot Est $355k · 11% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +16.3/30.0
• ARV discount +12.6/15.0
• Appreciation +5.2/10.0
• DSCR +5.0/10.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious 4-Bedroom Colonial on 1 Acre in the Pocono Mountains Opportunity awaits in this spacious Colonial home set on a beautiful 1-acre lot in a desirable Pocono community. Featuring 4 bedrooms, 3 bathrooms, a 2-car garage, and a massive unfinished basement, this home offers space, functionality, and endless potential. Inside, you'll find hardwood flooring throughout much of the home, soaring ceilings, oversized windows, and a grand living room filled with natural light. The spacious family room features a beautiful stone propane fireplace, creating a warm and inviting gathering space. The true eat-in kitchen offers abundant cabinet and counter space, a center island, stainless steel a

Key facts

• Hardwood flooring
• 1 acre lot
• Eat-in kitchen

Tags

• 1 ACRE LOT
• HARDWOOD FLOORING
• STONE PROPANE FIREPLACE
• EAT-IN KITCHEN
• ABUNDANT CABINET SPACE
• OVERSIZED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (4.8% below list).
• Recommended offer: $300k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Sierra View — 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 62/100 on livability (#1,371 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools F, amenities F.
• 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: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $1k appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~10 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $300,000 (4.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.95% ✗
• Cap rate: 6.95%
• Cash-on-cash: 2.34%
• DSCR: 1.10
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $355,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2227 Cheyenne Dr	0.06mi	4/3.0	2,136 (+1%)	10mo	$280,300	$131	85
2337 Cheyenne Dr	0.20mi	4/2.5	2,024 (-4%)	8mo	$414,900	$205	77
1683 Allegheny Dr	0.25mi	3/2.0 (-1)	2,160 (+2%)	6mo	$289,000	$134	73
2136 Palisades Dr	0.53mi	4/2.5	2,200 (+4%)	9mo	$350,500	$159	62
1977 Sun Valley Dr	0.39mi	3/2.0 (-1)	2,008 (-5%)	10mo	$319,000	$159	58
2641 Yellowstone Dr	0.57mi	4/2.5	1,925 (-9%)	4mo	$390,000	$203	55
2111 Cheyenne Dr	0.11mi	3/2.0 (-1)	1,820 (-14%)	11mo	$337,000	$185	55
2637 Marquette Dr	0.41mi	3/2.5 (-1)	2,263 (+7%)	18mo	$325,000	$144	49
1139 Kindling Dr	0.53mi	4/3.0	2,014 (-5%)	21mo	$425,000	$211	48
2421 Allegheny Dr	0.34mi	4/2.5	2,360 (+12%)	22mo	$270,001	$114	46
1960 Sun Valley Dr	0.58mi	3/2.5 (-1)	1,800 (-15%)	13mo	$350,000	$194	32
2538 Allegheny Dr	0.55mi	3/2.0 (-1)	1,840 (-13%)	22mo	$310,000	$168	27

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.10×
• Total profit: $8,799
• Equity at exit: $98,907

10-year hold

• IRR: 7.1%
• Equity multiple: 1.81×
• Total profit: $71,401
• Equity at exit: $125,003

Cash invested: $88,200 (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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$21
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $172

Break-even live

Break-even rent $2,782

Max offer price $315,000

Occupancy floor 89%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2662 Tacoma Dr Blakeslee, PA	4.0	3.5	2412	$3,000	$1.24	21d	1	0.34mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $315,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$252
• − Depreciation: −$9,164
• Taxable loss: −$3,121
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $2,814/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: 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 — Sierra View

• Score: 62/100
• State rank: #1371
• US rank: #17228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra View, PA
• Population (ZIP): 4,373

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 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: ▲ 0.47%
• Current HPI: 181.9087
• 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