740 Main St · Pocono Pines, PA 18466

$199,900

3 bd · 1.0 ba · 1,447 sqft · SingleFamily public records · 28 Days on market

Built 1952 0.80 ac lot $138/sqft · 12% above area Est $178k · 12% over ↓ 20% since listing

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Why this score? — see what drove the C+ 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0

Listing remarks MLS

Welcome to 740 Main Street, Tobyhanna, PA -- a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking--an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don't miss your chance to own a property with land, location, and unlimited potential.

Key facts

• 0.8 acre lot
• 2 garage spots
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.0% in Pocono Pines — 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 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: 355 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

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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 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?
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: 1.15% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $178,425
• List price: $199,900
• Delta: 12.04%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1117 Mill St	0.51mi	3/2.0	1,374 (-5%)	1mo	$268,000	$195	63
570 Main St	0.74mi	4/1.5 (+1)	1,478 (+2%)	5mo	$260,000	$176	51
1607 Church St	0.35mi	3/2.0	1,616 (+12%)	18mo	$160,000	$99	45
1106 Mill St	0.49mi	3/1.0	1,258 (-13%)	18mo	$144,000	$114	41
1412 Prospect St	0.73mi	2/1.0 (-1)	1,365 (-6%)	18mo	$145,000	$106	37
1578 Prospect St	0.48mi	3/2.0	1,279 (-12%)	21mo	$225,000	$176	36

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.3%
• Equity multiple: 1.79×
• Total profit: $44,129
• Equity at exit: $82,732

10-year hold

• IRR: 16.6%
• Equity multiple: 3.29×
• Total profit: $128,317
• Equity at exit: $122,197

Cash invested: $55,972 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$266 /mo · $3,189/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $420

Break-even live

Break-even rent $1,769

Max offer price $199,900

Occupancy floor 77%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Mill St Unit 2 Tobyhanna, PA	3.0	1.5	1600	$2,300	$1.44	43d	1	0.48mi

Listing history 17 events

1. 2026-05-07
   status Pending 1171-char remark

   Show marketing remark (1187 chars)

   Welcome to 740 Main Street, Tobyhanna, PA — a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking—an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don’t miss your chance to own a property with land, location, and unlimited potential.

2. 2026-05-07
   status Pending 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to 740 Main Street, Tobyhanna, PA — a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking—an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don’t miss your chance to own a property with land, location, and unlimited potential.

3. 2026-04-14
   status Active 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to 740 Main Street, Tobyhanna, PA — a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking—an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don’t miss your chance to own a property with land, location, and unlimited potential.

4. 2026-04-13
   status Pending 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to 740 Main Street, Tobyhanna, PA — a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking—an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don’t miss your chance to own a property with land, location, and unlimited potential.

5. 2026-04-09
   listed $199,900 Active 1187-char remark

   Show marketing remark (1187 chars)

   Welcome to 740 Main Street, Tobyhanna, PA — a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking—an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don’t miss your chance to own a property with land, location, and unlimited potential.

6. 2026-04-08
   price $199,900 1171-char remark

   Show marketing remark (1171 chars)

   Welcome to 740 Main Street, Tobyhanna, PA -- a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking--an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don't miss your chance to own a property with land, location, and unlimited potential.

7. 2026-04-01
   listed $199,000 Active 1171-char remark

   Show marketing remark (1171 chars)

   Welcome to 740 Main Street, Tobyhanna, PA -- a unique opportunity offering space, flexibility, and value. This property includes two parcels for the price of one, totaling approximately 0.8 acres of relatively flat land, providing endless possibilities for expansion, outdoor living, or future projects. The home is livable and full of potential, giving the next owner the liberty to customize to their liking--an open canvas ready for your vision. With some TLC, this property can truly shine, making it ideal for both homeowners and investors looking to build equity. Enjoy a spacious driveway with parking for up to 6 vehicles plus a detached 2-car garage, offering plenty of room for guests, toys, or additional storage. Conveniently located just 5 minutes from Tobyhanna Lake & State Park and 15 minutes to Kalahari Waterpark, with easy access to I-380, I-80, and Route 611, making commuting and travel throughout the Poconos and beyond a breeze. Perfect for short-term rental potential, a vacation getaway, or year-round living. No HOA means added freedom and flexibility. Don't miss your chance to own a property with land, location, and unlimited potential.

8. 2026-03-17
   historical
9. 2025-12-11
   listed $225,000 Active
10. 2025-12-09
    listed $225,000 Active
11. 2025-08-20
    historical
12. 2025-03-04
    listed $230,000 Active
13. 2024-11-09
    historical
14. 2024-09-14
    price $230,000
15. 2024-09-13
    price $230,000
16. 2024-07-24
    listed $250,000 Active
17. 2024-07-10
    listed $250,000 Active

ⓘ 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: $3,189 · $266/mo
• Projected year-2 tax: $3,189 · $266/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,600
• − Mortgage interest: −$11,198
• − Property taxes: −$3,189
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$5,815
• Taxable income: $1,982
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $4,560/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

• City population: 595
• Population (ZIP): 17,997

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.36%
• Current HPI: 202.4134
• 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

-20.0% since first listed

17 events — show timeline

• 2026-05-07 Pending — PMAR
• 2026-05-07 Pending — GLVRMLS
• 2026-04-14 Relisted — GLVRMLS
• 2026-04-13 Pending — GLVRMLS
• 2026-04-09 Listed $199,900 GLVRMLS
• 2026-04-08 Price Changed $199,900 PMAR
• 2026-04-01 Listed $199,000 PMAR
• 2026-03-17 Listing Removed — GLVRMLS
• 2025-12-11 Listed $225,000 GLVRMLS
• 2025-12-09 Listed $225,000 PMAR
• 2025-08-20 Listing Removed — BRIGHT MLS
• 2025-03-04 Listed $230,000 BRIGHT MLS
• 2024-11-09 Listing Removed — BRIGHT MLS
• 2024-09-14 Price Changed $230,000 PMAR
• 2024-09-13 Price Changed $230,000 BRIGHT MLS
• 2024-07-24 Listed $250,000 BRIGHT MLS
• 2024-07-10 Listed $250,000 PMAR

Property tax history

+10.2%/yr

Latest (2026): $3,189 · +3.2% YoY. Source: county tax records.