2445 Dornick Rd · Saw Creek, PA 18302

$259,900

3 bd · 2.0 ba · 1,576 sqft · MultiFamily public records · 42 Days on market

Built 1987 0.65 ac lot $165/sqft · 11% above area Est $396k · 34% under $117/mo HOA · 7% of rent

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't wait to see this unique multigenerational opportunity featuring two separate raised ranch homes plus a large detached garage, located in a private lake community just 10 miles from the NJ border. This rare property is ideal for a true mother/daughter setup, extended family living, or investment potential, offering flexible layouts and multiple independent living spaces. Each home features 2 bedrooms and 1 full bath on the upper level along with a bright living room and kitchen, while the lower level offers an additional 1 bedroom and 1 full bath with its own private outside entrance--perfect for an in-law suite, guest quarters, or rental opportunity. Separate entrances throughout provide both privacy and versatility, allowing multiple households to comfortably coexist while maintaining independence. The homes showcase warm, rustic elements, functional layouts, and abundant natural light, creating a cozy and inviting atmosphere with room for personalization and updates. Set on a peaceful, wooded lot, the property offers a quiet, retreat-like setting with ample outdoor space for entertaining, gardening, or simply enjoying nature. Located in Monroe Lake Estates, residents enjoy access to a private lake ideal for swimming, fishing, kayaking, and relaxing by the water. The detached garage is perfect for a workshop, artist studio, or storing recreational vehicles, while two driveways provide plenty of parking. Whether you are looking for a two-family property, a multigenerational compound, or an opportunity to offset your mortgage with rental income, this property delivers exceptional flexibility and value in a classic Pocono setting. Schedule your private tour today!

Key facts

• 0.65 acre lot
• Garage
• Built 1987

Property features AI

Finance

• Other: Zoning: R2; Workshop / other structure on property; Below-grade finished area present
• HOA & community: Association fee: $1,400 annually

Exterior

• Parking: Detached garage plus driveway and off-street parking (1 garage space)
• Utilities: Septic tank; Community/Coop water and well
• Home design: 2-story home; Vinyl and wood siding; Asphalt/fiberglass roof
• Construction: Vinyl siding; Wood siding; Asphalt/Fiberglass roof
• Exterior features: Porch; Patio; Partially wooded lot; Flat lot

Interior

• Kitchen: Electric oven and range; Gas oven and range; Refrigerator; Eat-in kitchen
• Bedrooms: Multiple bedrooms across first and lower levels
• Flooring: Carpet; Laminate; Resilient flooring; Tile
• Bathrooms: Four full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Wood stove; Ceiling fans; Wall units
• Interior features: Attic; Cathedral ceilings; Dining area; Eat-in kitchen; High ceilings; Storage; Vaulted ceilings; Walk-in closets
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $260k.

Deal economics

• At list price, monthly cash flow is $903 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.5% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Resica El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 416 students, 62% FRL); J T Lambert Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 942 students, 61% FRL); East Stroudsburg Shs South (math 43% / reading 50%, grade D-, #177 of 437 statewide, top 40%, 1,338 students, 48% FRL) — zoned schools average 57% FRL vs 42% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 272 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $7k; list at $260k implies a 3613% gain — meaningful room to come down on a strong offer.

Recommended offer $252,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.89%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (median comp): $396,449
• List price: $259,900
• Delta: -34.44%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.5%
• Equity multiple: 1.21×
• Total profit: $15,462
• Equity at exit: $38,752

10-year hold

• IRR: 14.9%
• Equity multiple: 2.21×
• Total profit: $87,748
• Equity at exit: $22,471

Cash invested: $72,772 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 272
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $3,417 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$108
• HOA: −$117
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $903

Break-even live

Break-even rent $2,274

Max offer price $259,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,050	-5% $977	+0% $903	+5% $830	+10% $756
Rent	-10% $633	-5% $768	+0% $903	+5% $1,038	+10% $1,173
Rate	-1.0pp $1,034	-0.5pp $969	base $903	+0.5pp $836	+1.0pp $767

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,789
1× unit	1	1	$1,628
Total (2 units)			$3,417

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6281 Lakeshore Dr E East Stroudsburg, PA	3.0	2.5	1450	$2,750	$1.90	45d	1	0.82mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-17
   status $259,900 Pending 42 DOM
2. 2026-06-16
   days on market $259,900 Active 42 DOM

   Show marketing remark (1696 chars)

   Don't wait to see this unique multigenerational opportunity featuring two separate raised ranch homes plus a large detached garage, located in a private lake community just 10 miles from the NJ border. This rare property is ideal for a true mother/daughter setup, extended family living, or investment potential, offering flexible layouts and multiple independent living spaces. Each home features 2 bedrooms and 1 full bath on the upper level along with a bright living room and kitchen, while the lower level offers an additional 1 bedroom and 1 full bath with its own private outside entrance--perfect for an in-law suite, guest quarters, or rental opportunity. Separate entrances throughout provide both privacy and versatility, allowing multiple households to comfortably coexist while maintaining independence. The homes showcase warm, rustic elements, functional layouts, and abundant natural light, creating a cozy and inviting atmosphere with room for personalization and updates. Set on a peaceful, wooded lot, the property offers a quiet, retreat-like setting with ample outdoor space for entertaining, gardening, or simply enjoying nature. Located in Monroe Lake Estates, residents enjoy access to a private lake ideal for swimming, fishing, kayaking, and relaxing by the water. The detached garage is perfect for a workshop, artist studio, or storing recreational vehicles, while two driveways provide plenty of parking. Whether you are looking for a two-family property, a multigenerational compound, or an opportunity to offset your mortgage with rental income, this property delivers exceptional flexibility and value in a classic Pocono setting. Schedule your private tour today!

3. 2026-06-15
   days on market $259,900 Active 41 DOM
4. 2026-06-14
   days on market $259,900 Active 39 DOM
5. 2026-06-13
   days on market $259,900 Active 38 DOM
6. 2026-06-10
   days on market $259,900 Active 36 DOM
7. 2026-06-09
   days on market $259,900 Active 35 DOM
8. 2026-06-08
   days on market $259,900 Active 34 DOM
9. 2026-06-07
   days on market $259,900 Active 33 DOM
10. 2026-06-05
    days on market $259,900 Active 30 DOM
11. 2026-06-02
    days on market $259,900 Active 28 DOM
12. 2026-06-01
    days on market $259,900 Active 27 DOM
13. 2026-05-31
    days on market $259,900 Active 26 DOM
14. 2026-05-30
    days on market $259,900 Active 25 DOM
15. 2026-05-05
    listed $259,900 Active 1696-char remark

    Show marketing remark (1696 chars)

    Don't wait to see this unique multigenerational opportunity featuring two separate raised ranch homes plus a large detached garage, located in a private lake community just 10 miles from the NJ border. This rare property is ideal for a true mother/daughter setup, extended family living, or investment potential, offering flexible layouts and multiple independent living spaces. Each home features 2 bedrooms and 1 full bath on the upper level along with a bright living room and kitchen, while the lower level offers an additional 1 bedroom and 1 full bath with its own private outside entrance--perfect for an in-law suite, guest quarters, or rental opportunity. Separate entrances throughout provide both privacy and versatility, allowing multiple households to comfortably coexist while maintaining independence. The homes showcase warm, rustic elements, functional layouts, and abundant natural light, creating a cozy and inviting atmosphere with room for personalization and updates. Set on a peaceful, wooded lot, the property offers a quiet, retreat-like setting with ample outdoor space for entertaining, gardening, or simply enjoying nature. Located in Monroe Lake Estates, residents enjoy access to a private lake ideal for swimming, fishing, kayaking, and relaxing by the water. The detached garage is perfect for a workshop, artist studio, or storing recreational vehicles, while two driveways provide plenty of parking. Whether you are looking for a two-family property, a multigenerational compound, or an opportunity to offset your mortgage with rental income, this property delivers exceptional flexibility and value in a classic Pocono setting. Schedule your private tour today!

16. 2026-05-05
    listed $259,900 Active 1696-char remark

    Show marketing remark (1696 chars)

    Don't wait to see this unique multigenerational opportunity featuring two separate raised ranch homes plus a large detached garage, located in a private lake community just 10 miles from the NJ border. This rare property is ideal for a true mother/daughter setup, extended family living, or investment potential, offering flexible layouts and multiple independent living spaces. Each home features 2 bedrooms and 1 full bath on the upper level along with a bright living room and kitchen, while the lower level offers an additional 1 bedroom and 1 full bath with its own private outside entrance--perfect for an in-law suite, guest quarters, or rental opportunity. Separate entrances throughout provide both privacy and versatility, allowing multiple households to comfortably coexist while maintaining independence. The homes showcase warm, rustic elements, functional layouts, and abundant natural light, creating a cozy and inviting atmosphere with room for personalization and updates. Set on a peaceful, wooded lot, the property offers a quiet, retreat-like setting with ample outdoor space for entertaining, gardening, or simply enjoying nature. Located in Monroe Lake Estates, residents enjoy access to a private lake ideal for swimming, fishing, kayaking, and relaxing by the water. The detached garage is perfect for a workshop, artist studio, or storing recreational vehicles, while two driveways provide plenty of parking. Whether you are looking for a two-family property, a multigenerational compound, or an opportunity to offset your mortgage with rental income, this property delivers exceptional flexibility and value in a classic Pocono setting. Schedule your private tour today!

17. 2026-05-04
    listed $259,900 Active
18. 2026-04-30
    listed $259,900 Active

    Show marketing remark (1696 chars)

    Don't wait to see this unique multigenerational opportunity featuring two separate raised ranch homes plus a large detached garage, located in a private lake community just 10 miles from the NJ border. This rare property is ideal for a true mother/daughter setup, extended family living, or investment potential, offering flexible layouts and multiple independent living spaces. Each home features 2 bedrooms and 1 full bath on the upper level along with a bright living room and kitchen, while the lower level offers an additional 1 bedroom and 1 full bath with its own private outside entrance--perfect for an in-law suite, guest quarters, or rental opportunity. Separate entrances throughout provide both privacy and versatility, allowing multiple households to comfortably coexist while maintaining independence. The homes showcase warm, rustic elements, functional layouts, and abundant natural light, creating a cozy and inviting atmosphere with room for personalization and updates. Set on a peaceful, wooded lot, the property offers a quiet, retreat-like setting with ample outdoor space for entertaining, gardening, or simply enjoying nature. Located in Monroe Lake Estates, residents enjoy access to a private lake ideal for swimming, fishing, kayaking, and relaxing by the water. The detached garage is perfect for a workshop, artist studio, or storing recreational vehicles, while two driveways provide plenty of parking. Whether you are looking for a two-family property, a multigenerational compound, or an opportunity to offset your mortgage with rental income, this property delivers exceptional flexibility and value in a classic Pocono setting. Schedule your private tour today!

19. 2022-02-27
    listed $239,000
20. 2021-05-16
    listed $209,000
21. 2003-06-30
    soldstatus $7,000

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $3,301 · $275/mo
• Expected delta: +$805/yr (+$67/mo · 32.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 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: $41,004
• − Mortgage interest: −$14,558
• − Property taxes: −$2,496
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,280
• − Management: −$3,280
• − HOA: −$1,404
• − Depreciation: −$7,561
• Taxable income: $7,125
• Est. tax owed @ 24.0%: −$1,710
• After-tax cash flow: $9,129/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+3612.9% since first listed

11 events — show timeline

• 2026-06-16 Pending — PMAR
• 2026-06-16 Pending — PWMLS
• 2026-06-16 Pending — GLVRMLS
• 2026-06-16 Pending — PMAR
• 2026-05-05 Listed $259,900 GLVRMLS
• 2026-05-05 Listed $259,900 PWMLS
• 2026-05-04 Listed $259,900 PMAR
• 2026-04-30 Listed $259,900 PMAR
• 2022-02-27 Listed $239,000 PMAR
• 2021-05-16 Listed $209,000 PMAR
• 2003-06-30 Sold (Public Records) $7,000 Public Records

Property tax history

-1.6%/yr

Latest (2026): $2,496 · +1.6% YoY. Source: county tax records.