1065 Crestwoods Dr · Pocono Pines, PA 18350

$289,000

3 bd · 2.5 ba · 1,440 sqft · Townhouse public records · 71 Days on market

Built 1984 435 sqft lot $201/sqft · 8% below area Est $315k · 8% under $855/mo HOA · 30% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +11.2/15.0
• Cash flow +6.7/30.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Appreciation +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0

Listing remarks MLS

A picturesque lake view setting complimenting the extraordinary, relaxed aura of Pinecrest Lake Golf & Country Club. Appealing townhome living with 3 bedrooms, 2.5 baths. Welcoming living with stone woodburning fireplace and wet bar. Blended dining with lake views opens to the peaceful deck. Spacious kitchen with breakfast area. Primary bedroom with lake views and a woodburning fireplace add the perfect touch to getaway ambiance. Updates include luxury flooring, stainless appliances, quartz counters and comfortable ductless air conditioning. Take the woodland trails to tennis, pickleball, beach, lake and the gorgeous new pool. The scenic 18 hole private golf course, driving range and intimate clubhouse close by enrich the beautiful amenities. Truly a recognized lifestyle of premium services and pristine appeal.

Key facts

• Wet bar
• Lake view
• Peaceful deck

Tags

• LAKE VIEW
• STONE WOODBURNING FIREPLACE
• WET BAR
• DINING WITH LAKE VIEWS
• PEACEFUL DECK
• BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $289k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (0.9% below list).
• Recommended offer: $206k (28.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#532 in PA, #4,925 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety D, amenities F, commute 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: 98 active listings in the ZIP; 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 $9k 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.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $150k; list at $289k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $206,323 (28.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.99% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.94%
• DSCR: 0.69
• GRM: 8.4

CMA / ARV

• ARV (median comp): $315,099
• List price: $289,000
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1055 Crestwoods Dr	0.03mi	3/2.5	1,440 (0%)	10mo	$270,000	$188	90
846 Crest Pines Ln	0.07mi	3/2.5	1,440 (0%)	14mo	$230,000	$160	85
823 Crest Pines Ln Ln	0.03mi	3/2.5	1,488 (+3%)	10mo	$299,000	$201	84
833 Crest Pines Ln	0.06mi	3/2.5	1,440 (0%)	16mo	$340,000	$236	84
513 Rondaxe Ln	0.21mi	3/2.5	1,488 (+3%)	3mo	$335,000	$225	82
423 Woods Lake Ln	0.13mi	3/2.5	1,488 (+3%)	16mo	$200,000	$134	74
1532 Assembly Lodge Ln	0.28mi	2/2.5 (-1)	1,468 (+2%)	10mo	$285,000	$194	71
1061 Crestwoods Dr	0.01mi	2/2.5 (-1)	1,631 (+13%)	4mo	$300,000	$184	69
325 Chickagami Ln	0.26mi	3/2.5	1,564 (+9%)	22mo	$240,000	$153	55

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

Projected returns pro-forma

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

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-76,145
• Equity at exit: $43,091

10-year hold

• IRR: -26.0%
• Equity multiple: -0.27×
• Total profit: $-102,682
• Equity at exit: $24,987

Cash invested: $80,920 (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 18350

• Home prices YoY: -1.4%
• Active inventory: 98
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,864 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$240 /mo · $2,875/yr
• Insurance: −$120
• HOA: −$855
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-468

Break-even live

Break-even rent $3,456

Max offer price $206,323

Occupancy floor —

Sensitivity live

Price	-10% $-304	-5% $-386	+0% $-468	+5% $-550	+10% $-632
Rent	-10% $-694	-5% $-581	+0% $-468	+5% $-355	+10% $-242
Rate	-1.0pp $-322	-0.5pp $-395	base $-468	+0.5pp $-543	+1.0pp $-619

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $855 · $10,260/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-21
   days on market $289,000 Active 71 DOM
2. 2026-06-18
   days on market $289,000 Active 68 DOM
3. 2026-06-17
   days on market $289,000 Active 67 DOM
4. 2026-06-16
   days on market $289,000 Active 66 DOM
5. 2026-06-15
   days on market $289,000 Active 65 DOM
6. 2026-06-14
   days on market $289,000 Active 63 DOM
7. 2026-06-13
   days on market $289,000 Active 62 DOM
8. 2026-06-10
   days on market $289,000 Active 60 DOM
9. 2026-06-09
   days on market $289,000 Active 59 DOM
10. 2026-06-08
    days on market $289,000 Active 58 DOM
11. 2026-06-07
    days on market $289,000 Active 57 DOM
12. 2026-06-02
    days on market $289,000 Active 52 DOM
13. 2026-06-01
    days on market $289,000 Active 51 DOM
14. 2026-05-31
    days on market $289,000 Active 50 DOM
15. 2026-05-30
    days on market $289,000 Active 49 DOM
16. 2026-04-11
    listed $289,000 Active 829-char remark

    Show marketing remark (829 chars)

    A picturesque lake view setting complimenting the extraordinary, relaxed aura of Pinecrest Lake Golf & Country Club. Appealing townhome living with 3 bedrooms, 2.5 baths. Welcoming living with stone woodburning fireplace and wet bar. Blended dining with lake views opens to the peaceful deck. Spacious kitchen with breakfast area. Primary bedroom with lake views and a woodburning fireplace add the perfect touch to getaway ambiance. Updates include luxury flooring, stainless appliances, quartz counters and comfortable ductless air conditioning. Take the woodland trails to tennis, pickleball, beach, lake and the gorgeous new pool. The scenic 18 hole private golf course, driving range and intimate clubhouse close by enrich the beautiful amenities. Truly a recognized lifestyle of premium services and pristine appeal.

17. 2025-04-24
    price $295,000
18. 2025-03-14
    listed $305,000 Active
19. 2005-01-04
    soldstatus $150,000

ⓘ 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: $2,875 · $240/mo
• Projected year-2 tax: $3,721 · $310/mo
• Expected delta: +$845/yr (+$70/mo · 29.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $34,368
• − Mortgage interest: −$16,188
• − Property taxes: −$2,875
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$10,260
• − Depreciation: −$8,407
• Taxable loss: −$10,307
• Est. tax savings @ 24.0%: +$2,474
• After-tax cash flow: $-3,143/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 — Pocono Pines

• Score: 74/100
• State rank: #532
• US rank: #4925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocono Pines, PA
• City population: 595
• Population (ZIP): 595

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 12% Two or more races 5%
• Common ancestry: Romanian 6% Slovak 6% Russian 3%
• Foreign-born: 15% · South Korea
• Languages at home: 82% English-only · Korean 12% Other Indo-European 6%

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: ▼ -3.00%
• Current HPI: 215.5562
• 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

+92.7% since first listed

4 events — show timeline

• 2026-04-11 Listed $289,000 PMAR
• 2025-04-24 Price Changed $295,000 PMAR
• 2025-03-14 Listed $305,000 PMAR
• 2005-01-04 Sold (Public Records) $150,000 Public Records

Property tax history

-5.8%/yr

Latest (2026): $2,875 · +3.3% YoY. Source: county tax records.