1031 Forest Rd · Mount Cobb, PA 18436

$256,000

4 bd · 2.5 ba · 2,124 sqft · SingleFamily · 14 Days on market

Built 1985 0.92 ac lot $121/sqft · 38% below area Est $415k · 38% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked along a quiet, tree-lined road in Jefferson Township, this four-bedroom, three-bath home offers space, privacy, and a layout that works for everyday living. The setting feels peaceful and secluded, surrounded by woods, yet it's still close to local conveniences and part of the North Pocono School District. Inside, the main level features a large living room with hardwood floors and French doors, a family room with a brick fireplace, and a kitchen with plenty of cabinet space and room to reconfigure or expand. A screened porch and wide deck extend the living space outdoors, creating a natural spot for relaxing or entertaining. .Upstairs, four comfortable bedrooms include a primary sui

Key facts

• Wide deck
• Brick fireplace
• Large living room

Tags

• LARGE LIVING ROOM
• BRICK FIREPLACE
• PLENTY OF CABINET SPACE
• SCREENED PORCH
• WIDE DECK
• PARTIALLY FRAMED BASEMENT

Property features AI

Exterior

• Parking: Attached garage; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas available and connected; Electric service with circuit breakers
• Home design: Single-family house; Two levels / 2-story; Residential zoning
• Construction: Aluminum siding and brick exterior; Block foundation; Asphalt shingle roof; Built as a house (year built not provided)
• Exterior features: Front porch; Rear porch; Deck; Back yard; Front yard; Few trees; Landscaped; Has a view; Asphalt road access (publicly maintained)

Interior

• Kitchen: Kitchen island; Eat-in kitchen
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Hardwood; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fans
• Interior features: Entrance foyer; Chandelier; Kitchen island; Eat-in kitchen; Wood-framed windows; Wood-burning fireplace in family room
• Laundry & utility: Washer hookup in basement; Electric dryer hookup in basement; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $256k).

Location & tenants

• Location reads 72/100 on livability (#642 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $72k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $170k; list at $256k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $256,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $414,691
• List price: $256,000
• Delta: -38.27%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Elm Dr	0.66mi	5/3.0 (+1)	2,146 (+1%)	21mo	$310,000	$144	44
210 Willow Dr	0.74mi	4/2.0	2,350 (+11%)	11mo	$415,000	$177	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $158,204
• Equity at exit: $230,625

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $451,226
• Equity at exit: $497,352

Cash invested: $71,680 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 337
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,612 medium
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,840/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $294

Break-even live

Break-even rent $2,239

Max offer price $256,000

Occupancy floor 84%

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: $64,000
• Closing costs: $7,680
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-13
   status Pending 1058-char remark
2. 2026-04-28
   listed $256,000 Active 1058-char remark
3. 2024-11-10
   price $250,000
4. 2024-10-09
   price $275,000
5. 2024-09-05
   status Active
6. 2024-01-20
   listed $250,000 Active
7. 1994-12-15
   soldstatus $170,000

ⓘ 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 1/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $31,343
• − Mortgage interest: −$14,340
• − Property taxes: −$3,840
• − Insurance: −$1,280
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − Depreciation: −$7,447
• Taxable loss: −$579
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $3,670/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Mount Cobb

• Score: 72/100
• State rank: #642
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Cobb, PA
• Population (ZIP): 13,225

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

+50.6% since first listed

7 events — show timeline

• 2026-05-13 Pending — PWMLS
• 2026-04-28 Listed $256,000 PWMLS
• 2024-11-10 Price Changed $250,000 GSBR as distributed by MLS GRID
• 2024-10-09 Price Changed $275,000 GSBR as distributed by MLS GRID
• 2024-09-05 Relisted — GSBR as distributed by MLS GRID
• 2024-01-20 Listed $250,000 GSBR as distributed by MLS GRID
• 1994-12-15 Sold (Public Records) $170,000 Public Records

Property tax history

+27.4%/yr

Latest (2026): $53,694 · +1028.6% YoY. Source: county tax records.