3227 Mountain View Dr · Mount Pocono, PA 18372

$395,000

3 bd · 2.5 ba · 2,708 sqft · SingleFamily public records · 28 Days on market

Built 1988 1.01 ac lot $146/sqft · at area comps Est $499k · 21% under $40/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• Appreciation +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 1.01 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Annual property tax information available
• HOA & community: Homeowners association with tennis courts and a pool; Annual association fee of $485 (about $40.42/month)

Exterior

• Parking: Attached garage (2 spaces); Driveway parking; 2 open parking spaces; Garage faces front
• Utilities: Well water; Septic sewer
• Home design: Single-family house; Above-grade and finished lower level; Located on a 1.01-acre lot; Subdivision: Cobble Creek Estates
• Construction: Asphalt shingle roof; Concrete basement foundation; House structure
• Exterior features: Covered deck; Sliding doors; Sloped, wooded lot; Paved road access

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Eat-in kitchen; Kitchen island
• Bedrooms: His and hers closets and walk-in closet(s) (bedroom-level details available)
• Flooring: Carpet; Concrete; Hardwood
• Bathrooms: 3 full bathrooms; 1 half bathroom; Double vanity(s)
• Heating & cooling: Central heating; Forced air; Hot water/baseboard heating; Electric heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Kitchen island; Double vanity; Vaulted ceilings; His and hers closets; Walk-in closets; Recessed lighting; Skylight(s); Finished full walk-out basement (concrete)
• Laundry & utility: Stacked washer/dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-13 ($-152/yr) — negative.
• To cash-flow at today's rent, offer at most $393k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (11.4% below list).
• Recommended offer: $350k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 5.1% in Mount Pocono — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 94 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 $3k of equity ($3k loan paydown + $-68 appreciation (-0.0% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 9, 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 ($389k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $250k; list at $395k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $350,000 (11.4% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.4

CMA / ARV

• ARV (median comp): $499,036
• List price: $395,000
• Delta: -20.85%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1563 Sullivan Trl	0.17mi	4/2.5 (+1)	2,450 (-10%)	3mo	$432,497	$177	69
134 Gravatts Way	0.28mi	3/2.5	3,000 (+11%)	19mo	$450,000	$150	53

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

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.89×
• Total profit: $-12,601
• Equity at exit: $114,356

10-year hold

• IRR: 3.3%
• Equity multiple: 1.36×
• Total profit: $39,780
• Equity at exit: $137,191

Cash invested: $110,600 (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 18372

• Home prices YoY: -0.0%
• Active inventory: 94
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$502 /mo · $6,020/yr
• Insurance: −$165
• HOA: −$40
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-13

Break-even live

Break-even rent $3,516

Max offer price $392,756

Occupancy floor 95%

Sensitivity live

Price	-10% $211	-5% $99	+0% $-13	+5% $-125	+10% $-236
Rent	-10% $-289	-5% $-151	+0% $-13	+5% $126	+10% $264
Rate	-1.0pp $186	-0.5pp $88	base $-13	+0.5pp $-115	+1.0pp $-219

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Snyder Ln Scotrun, PA	3.0	2.5	1854	$3,500	$1.89	44d	1	1.15mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 7 events

1. 2026-04-27
   listed $395,000 Active 1493-char remark
2. 2020-10-15
   soldstatus $250,000
3. 2011-11-07
   soldstatus $250,000
4. 2005-01-06
   soldstatus $385,000
5. 2005-01-06
   soldstatus $385,000
6. 1995-12-04
   soldstatus $150,000
7. 1986-08-12
   soldstatus $22,000

ⓘ 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: $6,020 · $502/mo
• Projected year-2 tax: $6,131 · $511/mo
• Expected delta: +$110/yr (+$9/mo · 1.8%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $42,000
• − Mortgage interest: −$22,126
• − Property taxes: −$6,020
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$480
• − Depreciation: −$11,491
• Taxable loss: −$6,812
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $1,483/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,397

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Black 11% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 7% Russian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Other Indo-European 12% Chinese 7% Spanish 3%

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: ▬ -0.02%
• Current HPI: 147.7957
• 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

+1695.5% since first listed

8 events — show timeline

• 2026-05-26 Pending — PMAR
• 2026-04-27 Listed $395,000 PMAR
• 2020-10-15 Sold (Public Records) $250,000 Public Records
• 2011-11-07 Sold (Public Records) $250,000 Public Records
• 2005-01-06 Sold (Public Records) $385,000 Public Records
• 2005-01-06 Sold (Public Records) $385,000 Public Records
• 1995-12-04 Sold (Public Records) $150,000 Public Records
• 1986-08-12 Sold (Public Records) $22,000 Public Records

Property tax history

-0.5%/yr

Latest (2026): $6,020 · +2.1% YoY. Source: county tax records.