110 Blooming Grove Ln · Wallenpaupack Lake Estates, PA 18464

$99,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.56 ac lot Est $197k · 50% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.6/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling All Hunters, Fishermen & Airbnb Tycoons Your Pennsylvania Dream Awaits!This charming Pocono cabin has serious bones. A beloved hunter's retreat for generations, it comes with the history, the character, and the old-school deer processing shed out back. Whether you hang your trophy there or convert it into a she-shed, workshop, or extra storage, it's all yours. Sq ft is approximate - must be verified by buyers or buyers agent. Step inside and fall in love with the cool 480 sq ft loft space above. Perfect for the overflow of guests, a bunkroom for the hunting crew, or a cozy reading nook when the season winds down. At 692 sq. ft. on the main level, it's small but mighty, with 2

Key facts

• Over half an acre
• Private road
• Minutes from lakes

Tags

• 200 SQ FT LOFT SPACE
• PRIVATE ROAD
• NO HOA
• OVER HALF AN ACRE
• WALLENPAUPACK SCHOOL DISTRICT
• MINUTES FROM LAKES

Property features AI

Exterior

• Parking: On-site parking with 4 spaces; Has garage
• Utilities: Private well water; Septic tank sewer
• Home design: Residential cabin; Two levels; Fixer condition
• Construction: Built with wood frame and wood siding; Asphalt components; Pillar/Post/Pier foundation; Asphalt roof
• Exterior features: Wooded lot; Outbuildings including workshop, storage shed(s)

Interior

• Kitchen: Free-standing refrigerator
• Bedrooms: Total of 3 rooms (bedrooms/other rooms not separately specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood stove heating; Has heating
• Interior features: Wood-burning stove in the living room; Free-standing refrigerator; Fireplace/Wood stove

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 19.9% vs local median 2.5% in Wallenpaupack Lake Estates — 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 68/100 on livability (#896 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Wallenpaupack North Intrmd Sch (math 36% / reading 59%, grade D, #733 of 1,518 statewide, top 48%, 471 students, 63% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 61% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $1k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.30% ✓
• Cap rate: 19.88%
• Cash-on-cash: 48.53%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $197,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Steiner Rd	0.65mi	3/1.5 (+1)	936 (+4%)	22mo	$205,000	$219	38

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.4%
• Equity multiple: 3.67×
• Total profit: $74,118
• Equity at exit: $34,691

10-year hold

• IRR: 52.8%
• Equity multiple: 7.36×
• Total profit: $176,234
• Equity at exit: $46,801

Cash invested: $27,720 (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 18464

• Home prices YoY: 0.5%
• Active inventory: 62
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,280 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $1,121

Break-even live

Break-even rent $861

Max offer price $99,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,177	-5% $1,149	+0% $1,121	+5% $1,093	+10% $1,065
Rent	-10% $941	-5% $1,031	+0% $1,121	+5% $1,211	+10% $1,301
Rate	-1.0pp $1,171	-0.5pp $1,146	base $1,121	+0.5pp $1,095	+1.0pp $1,069

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $99,000 Active 4 DOM
2. 2026-06-17
   remarks 695-char remark
3. 2026-06-17
   listed $99,000 Active 1 DOM

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,435 · $120/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$65/yr (+$5/mo · 4.5%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $27,356
• − Mortgage interest: −$5,546
• − Property taxes: −$1,435
• − Insurance: −$495
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$2,880
• Taxable income: $12,624
• Est. tax owed @ 24.0%: −$3,030
• After-tax cash flow: $10,422/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 — Wallenpaupack Lake Estates

• Score: 68/100
• State rank: #896
• US rank: #9541

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,455

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 8% Hispanic / Latino 8% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Iranian 4%
• Foreign-born: 6% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 1.17%
• Current HPI: 240.5805
• 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

1 event — show timeline

• 2026-06-17 Listed $99,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $1,435 · +3.0% YoY. Source: county tax records.