2267 Southport Dr · Saw Creek, PA 18324

$199,000

3 bd · 1.5 ba · 1,109 sqft · SingleFamily public records · 12 Days on market

Built 1984 0.32 ac lot Est $213k · 7% under $142/mo HOA · 6% of rent

---

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 +17.3/30.0
• ARV discount +10.4/15.0
• Appreciation +6.8/10.0
• 1% rule +6.1/10.0
• DSCR +5.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Simple and cozy chalet located in amenity filled Saw Creek Estates - the perfect vacation destination! Check out this three bedroom, 2 bath home featuring open living room with brick faced fireplace, spa tub, spacious loft and 2 levels of decking. Home also includes full basement allowing for extra storage. All of this in a gated community with amenities such as pool, tennis courts, lakes, fitness center and more!

Key facts

• Gated community
• Year-round amenities
• Spa tub

Tags

• GATED COMMUNITY
• YEAR-ROUND AMENITIES
• INDOOR AND OUTDOOR POOLS
• BRICK-FACED FIREPLACE
• SPA TUB
• TWO LEVELS OF DECKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Cap rate 7.2% vs local median 4.3% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 12y 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 $37k; list at $199k implies a 438% gain — meaningful room to come down on a strong offer.

Recommended offer $199,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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: 1.11% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $212,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2267 Southport Dr	0.00mi	3/1.5	1,109 (0%)	1mo	$199,000	$179	100
1562 Oak Ln	0.16mi	3/2.0	1,137 (+2%)	6mo	$209,000	$184	81
195 Bellingham Dr	0.28mi	3/2.0	1,080 (-3%)	6mo	$140,000	$130	76
2128 Southport Dr	0.13mi	3/2.0	1,176 (+6%)	9mo	$255,000	$217	74
192 Bellingham Dr	0.24mi	3/2.0	1,008 (-9%)	2mo	$162,000	$161	70
1119 Porter Dr	0.45mi	2/1.5 (-1)	1,116 (+1%)	8mo	$134,000	$120	66
3176 Cherry Ridge Rd	0.42mi	3/1.5	1,008 (-9%)	9mo	$256,000	$254	58
242 St Andrews Dr	0.69mi	3/2.0	1,156 (+4%)	3mo	$289,000	$250	56
2104 Scarborough	0.40mi	3/2.0	1,251 (+13%)	4mo	$239,900	$192	55
5814 Decker Rd	0.44mi	3/1.0	1,008 (-9%)	10mo	$202,400	$201	54
1037 Porter Dr	0.28mi	3/2.5	1,255 (+13%)	12mo	$230,000	$183	51
119 Bond Ct	0.61mi	4/2.0 (+1)	1,250 (+13%)	1mo	$289,500	$232	42

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.70×
• Total profit: $38,869
• Equity at exit: $95,203

10-year hold

• IRR: 13.7%
• Equity multiple: 3.14×
• Total profit: $119,000
• Equity at exit: $151,333

Cash invested: $55,720 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 290
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$323 /mo · $3,872/yr
• Insurance: −$83
• HOA: −$142
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $147

Break-even live

Break-even rent $2,014

Max offer price $199,000

Occupancy floor 88%

Sensitivity live

Price	-10% $259	-5% $203	+0% $147	+5% $90	+10% $34
Rent	-10% $-27	-5% $60	+0% $147	+5% $234	+10% $321
Rate	-1.0pp $247	-0.5pp $197	base $147	+0.5pp $95	+1.0pp $43

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	2d	1	0.94mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: poolgymsecurity

Listing history 15 events

1. 2026-04-12
   status Pending
2. 2026-03-30
   listed $199,000 Active
3. 2024-02-24
   historical $1,700
4. 2024-02-15
   listed $1,700
5. 2016-12-28
   soldstatus $37,000 Sold 417-char remark

   Show marketing remark (417 chars)

   Simple and cozy chalet located in amenity filled Saw Creek Estates - the perfect vacation destination! Check out this three bedroom, 2 bath home featuring open living room with brick faced fireplace, spa tub, spacious loft and 2 levels of decking. Home also includes full basement allowing for extra storage. All of this in a gated community with amenities such as pool, tennis courts, lakes, fitness center and more!

6. 2016-12-28
   soldstatus $37,000

   Show marketing remark (417 chars)

   Simple and cozy chalet located in amenity filled Saw Creek Estates - the perfect vacation destination! Check out this three bedroom, 2 bath home featuring open living room with brick faced fireplace, spa tub, spacious loft and 2 levels of decking. Home also includes full basement allowing for extra storage. All of this in a gated community with amenities such as pool, tennis courts, lakes, fitness center and more!

7. 2016-11-30
   status Pending 417-char remark

   Show marketing remark (417 chars)

   Simple and cozy chalet located in amenity filled Saw Creek Estates - the perfect vacation destination! Check out this three bedroom, 2 bath home featuring open living room with brick faced fireplace, spa tub, spacious loft and 2 levels of decking. Home also includes full basement allowing for extra storage. All of this in a gated community with amenities such as pool, tennis courts, lakes, fitness center and more!

8. 2016-08-10
   listed $44,900 Active 417-char remark

   Show marketing remark (417 chars)

   Simple and cozy chalet located in amenity filled Saw Creek Estates - the perfect vacation destination! Check out this three bedroom, 2 bath home featuring open living room with brick faced fireplace, spa tub, spacious loft and 2 levels of decking. Home also includes full basement allowing for extra storage. All of this in a gated community with amenities such as pool, tennis courts, lakes, fitness center and more!

9. 2016-07-07
   historical
10. 2016-05-27
    listed $49,900
11. 2016-05-27
    listed $44,900
12. 2016-04-08
    listed $67,000
13. 2015-10-06
    listed $67,000
14. 2014-04-03
    listed $77,000
15. 1992-11-02
    soldstatus $72,000

ⓘ 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: $3,872 · $323/mo
• Projected year-2 tax: $3,872 · $323/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,400
• − Mortgage interest: −$11,147
• − Property taxes: −$3,872
• − Insurance: −$995
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,704
• − Depreciation: −$5,789
• Taxable loss: −$1,332
• Est. tax savings @ 24.0%: +$320
• After-tax cash flow: $2,081/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

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: ▲ 3.51%
• Current HPI: 243.6754
• 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

+176.4% since first listed

15 events — show timeline

• 2026-04-12 Pending — PMAR
• 2026-03-30 Listed $199,000 PMAR
• 2024-02-24 Rental Removed $1,700 PMAR
• 2024-02-15 Listed for Rent $1,700 PMAR
• 2016-12-28 Sold (MLS) $37,000 PMAR
• 2016-12-28 Sold (MLS) $37,000 GLVRMLS
• 2016-11-30 Pending — GLVRMLS
• 2016-08-10 Listed $44,900 GLVRMLS
• 2016-07-07 Listing Removed — GLVRMLS
• 2016-05-27 Listed $44,900 PMAR
• 2016-05-27 Listed $49,900 GLVRMLS
• 2016-04-08 Listed $67,000 PMAR
• 2015-10-06 Listed $67,000 PMAR
• 2014-04-03 Listed $77,000 PMAR
• 1992-11-02 Sold (Public Records) $72,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,872 · +1.6% YoY. Source: county tax records.