116 Locust Dr · Pocono Woodland Lakes, PA 18337

$360,000

3 bd · 2.0 ba · 2,912 sqft · SingleFamily public records · 219 Days on market

Built 1990 1.52 ac lot $124/sqft · 23% below area Est $467k · 23% under $82/mo HOA · 3% 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 +15.0/15.0
• Cash flow +6.3/30.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

Key facts

• Master suite
• Grand foyer
• Oversized back deck

Tags

• CORNER LOT
• GRAND FOYER
• OVERSIZED BACK DECK
• UPGRADED VINYL PLANK FLOORING
• MASTER SUITE
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-642 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (31.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (29.6% below list).
• Recommended offer: $247k (31.5% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 3.3% in Pocono Woodland Lakes — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#702 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 297 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $360k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $246,653 (31.5% 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 219 days. Have you received any prior offers? Is the seller open to a 31% 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 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?
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: 0.70% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.64%
• DSCR: 0.66
• GRM: 11.8

CMA / ARV

• ARV (median comp): $467,199
• List price: $360,000
• Delta: -22.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Apple Dr	0.41mi	3/3.0	2,847 (-2%)	15mo	$525,000	$184	61
123R Rhododendron Ln	0.75mi	3/2.5	2,940 (+1%)	14mo	$520,200	$177	50
140 Arrowood Dr	0.52mi	4/2.5 (+1)	2,690 (-8%)	19mo	$389,000	$145	40

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: -29.6%
• Equity multiple: 0.02×
• Total profit: $-99,067
• Equity at exit: $53,677

10-year hold

• IRR: -30.2%
• Equity multiple: -0.37×
• Total profit: $-138,344
• Equity at exit: $31,126

Cash invested: $100,800 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 297
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$524 /mo · $6,283/yr
• Insurance: −$150
• HOA: −$82
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-642

Break-even live

Break-even rent $3,346

Max offer price $246,653

Occupancy floor —

Sensitivity live

Price	-10% $-438	-5% $-540	+0% $-642	+5% $-744	+10% $-845
Rent	-10% $-842	-5% $-742	+0% $-642	+5% $-542	+10% $-441
Rate	-1.0pp $-460	-0.5pp $-550	base $-642	+0.5pp $-735	+1.0pp $-830

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $82 · $984/yr

Listing history 9 events

1. 2026-05-01
   price $360,000 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

2. 2026-03-02
   price $370,000 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

3. 2026-01-19
   price $372,500 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

4. 2025-12-19
   price $377,500 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

5. 2025-11-04
   price $389,900 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

6. 2025-10-20
   listed $400,000 Active 927-char remark

   Show marketing remark (927 chars)

   Spacious Center Hall Colonial situated on a 1.53 acre corner lot just minutes to I84 and town of Milford. Offering 2912 sq. feet of living space and1456 sq. feet of unfinished basement space for a total of 4368 sq. ft. This stately home offers room for everyone. Enter through your grand foyer with open staircase. Main level features Living Room, Family Room, Formal Dining with sliders to oversized back deck, Kitchen with ample cabinet space and a separate dining area, half bath and laundry. Majority of the first floor recently had upgraded vinyl plank flooring installed. Follow the open staircase to the second floor featuring a huge Primary Suite with walk in closet Bath and dressing area. Completing the layout of the upper level are 3 additional bedrooms, hall bath and a loft area. Wood 6 panel doors throughout the home, Full Basement and level parcel are just a couple more benefits. Great Opportunity Awaits!

7. 2015-05-06
   soldstatus $190,000
8. 2015-05-05
   soldstatus $190,000 601-char remark

   Show marketing remark (601 chars)

   2912 SQ FT 4 BEDROOM COLONIAL ON 1.53 ACRE CORNER WOODED PARCEL-MILFORD!Room to Roam in the spacious home featuring Mstr Br with Suite bath, dressing area and walk-in closet, loft area, Kitchen w/ appliances, Liv Rm, Fam Rm, 2.5 Ba's, mud/laundry room, all wood 6 panel colonial interior doors, expansive rear deck, full basement with bilco doors and so much more. PRICE REDUCED, SELLER SACRIFICE! HOME USED FOR VACATION SHOWS LITTLE SIGNS OF WEAR!, Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area, Eating Area: Modern KT

9. 2014-08-07
   listed $199,000 601-char remark

   Show marketing remark (601 chars)

   2912 SQ FT 4 BEDROOM COLONIAL ON 1.53 ACRE CORNER WOODED PARCEL-MILFORD!Room to Roam in the spacious home featuring Mstr Br with Suite bath, dressing area and walk-in closet, loft area, Kitchen w/ appliances, Liv Rm, Fam Rm, 2.5 Ba's, mud/laundry room, all wood 6 panel colonial interior doors, expansive rear deck, full basement with bilco doors and so much more. PRICE REDUCED, SELLER SACRIFICE! HOME USED FOR VACATION SHOWS LITTLE SIGNS OF WEAR!, Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area, Eating Area: Modern KT

ⓘ 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: $6,283 · $524/mo
• Projected year-2 tax: $6,283 · $524/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $30,407
• − Mortgage interest: −$20,166
• − Property taxes: −$6,283
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$984
• − Depreciation: −$10,473
• Taxable loss: −$14,163
• Est. tax savings @ 24.0%: +$3,399
• After-tax cash flow: $-4,300/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Woodland Lakes

• Score: 71/100
• State rank: #702
• US rank: #6907

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 Woodland Lakes, PA
• County: Pike County · 15,799 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+80.9% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $360,000 PWMLS
• 2026-03-02 Price Changed $370,000 PWMLS
• 2026-01-19 Price Changed $372,500 PWMLS
• 2025-12-19 Price Changed $377,500 PWMLS
• 2025-11-04 Price Changed $389,900 PWMLS
• 2025-10-20 Listed $400,000 PWMLS
• 2015-05-06 Sold (Public Records) $190,000 Public Records
• 2015-05-05 Sold (MLS) $190,000 PWMLS
• 2014-08-07 Listed $199,000 PWMLS

Property tax history

+1.8%/yr

Latest (2026): $6,283 · +1.5% YoY. Source: county tax records.