120 Swallow Ct · Lehman, PA 18324

$189,900

4 bd · 3.0 ba · 1,680 sqft · SingleFamily public records · 42 Days on market

Built 1970 0.50 ac lot $113/sqft · 28% below area Est $212k · 10% under $250/mo HOA · 11% 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).

• Cash flow +18.0/30.0
• ARV discount +12.2/15.0
• 1% rule +7.1/10.0
• Appreciation +6.8/10.0
• DSCR +5.6/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

CALLING ALL INVESTORS AND FUTURE OWNERS. As is where is. Need some upgrades. Experience unmatched privacy and breathtaking NATURAL WATERFALL views. This charming 3BR/1.5BA chalet is perfectly nestled in the Pocono Mountains, offering the ideal blend of serenity and character. Enjoy a full finished basement, two fireplaces, and THREE additional lots included with the home for complete privacy. The property backs directly to the PA Greenbelt, ensuring lasting privacy and protected surroundings. This is a rare opportunity in an exceptional setting. Call today to schedule your private showing. Do not go direct. Do not disturb occupants.

Key facts

• Two fireplaces
• 0.5 acre lot
• 3 garage spots

Tags

• NATURAL WATERFALL VIEWS
• FULL FINISHED BASEMENT
• TWO FIREPLACES
• THREE ADDITIONAL LOTS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $85k; list at $190k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.21% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 6.9

CMA / ARV

• ARV (median comp): $211,882
• List price: $189,900
• Delta: -10.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Hummingbird Trl	0.56mi	3/2.0 (-1)	1,760 (+5%)	2mo	$320,000	$182	55
1189 Pocono Mountain Lake Dr	0.23mi	3/1.5 (-1)	1,481 (-12%)	9mo	$240,000	$162	51
540 Hummingbird Ct	0.64mi	3/2.0 (-1)	1,720 (+2%)	12mo	$259,894	$151	48
116 Hummingbird Trl	0.54mi	3/2.0 (-1)	1,468 (-13%)	15mo	$260,000	$177	33
154 Hummingbird Trl	0.74mi	4/2.0	1,928 (+15%)	14mo	$189,500	$98	25

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: 12.4%
• Equity multiple: 1.73×
• Total profit: $38,670
• Equity at exit: $90,849

10-year hold

• IRR: 14.1%
• Equity multiple: 3.20×
• Total profit: $117,193
• Equity at exit: $144,413

Cash invested: $53,172 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,292 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$322 /mo · $3,861/yr
• Insurance: −$79
• HOA: −$250
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $164

Break-even live

Break-even rent $2,084

Max offer price $189,900

Occupancy floor 88%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: water

Listing history 6 events

1. 2026-05-05
   status Pending 647-char remark

   Show marketing remark (647 chars)

   CALLING ALL INVESTORS AND FUTURE OWNERS. As is where is. Need some upgrades. Experience unmatched privacy and breathtaking NATURAL WATERFALL views. This charming 3BR/1.5BA chalet is perfectly nestled in the Pocono Mountains, offering the ideal blend of serenity and character. Enjoy a full finished basement, two fireplaces, and THREE additional lots included with the home for complete privacy. The property backs directly to the PA Greenbelt, ensuring lasting privacy and protected surroundings. This is a rare opportunity in an exceptional setting. Call today to schedule your private showing. Do not go direct. Do not disturb occupants.

2. 2026-04-13
   price $189,900 647-char remark

   Show marketing remark (647 chars)

   CALLING ALL INVESTORS AND FUTURE OWNERS. As is where is. Need some upgrades. Experience unmatched privacy and breathtaking NATURAL WATERFALL views. This charming 3BR/1.5BA chalet is perfectly nestled in the Pocono Mountains, offering the ideal blend of serenity and character. Enjoy a full finished basement, two fireplaces, and THREE additional lots included with the home for complete privacy. The property backs directly to the PA Greenbelt, ensuring lasting privacy and protected surroundings. This is a rare opportunity in an exceptional setting. Call today to schedule your private showing. Do not go direct. Do not disturb occupants.

3. 2026-03-23
   listed $199,000 Active 647-char remark

   Show marketing remark (647 chars)

   CALLING ALL INVESTORS AND FUTURE OWNERS. As is where is. Need some upgrades. Experience unmatched privacy and breathtaking NATURAL WATERFALL views. This charming 3BR/1.5BA chalet is perfectly nestled in the Pocono Mountains, offering the ideal blend of serenity and character. Enjoy a full finished basement, two fireplaces, and THREE additional lots included with the home for complete privacy. The property backs directly to the PA Greenbelt, ensuring lasting privacy and protected surroundings. This is a rare opportunity in an exceptional setting. Call today to schedule your private showing. Do not go direct. Do not disturb occupants.

4. 2017-06-16
   soldstatus $85,000 266-char remark

   Show marketing remark (266 chars)

   NATURAL WATERFALL views and privacy to die for. A Quaint 3B/2B Chatlet snuggled into the Pocono Mountains. FINISHED basement. POOL TABLE. 2 FIREPLACES. 3 additional lots being sold with the home! Backs up to PA GREENBELT. Call to see today! this home will not last!

5. 2017-06-13
   soldstatus $85,000
6. 2017-04-08
   listed $89,900 266-char remark

   Show marketing remark (266 chars)

   NATURAL WATERFALL views and privacy to die for. A Quaint 3B/2B Chatlet snuggled into the Pocono Mountains. FINISHED basement. POOL TABLE. 2 FIREPLACES. 3 additional lots being sold with the home! Backs up to PA GREENBELT. Call to see today! this home will not last!

ⓘ 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: $3,861 · $322/mo
• Projected year-2 tax: $3,861 · $322/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 6 d/yr ≥96°F today · 12 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: $27,498
• − Mortgage interest: −$10,637
• − Property taxes: −$3,861
• − Insurance: −$950
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − HOA: −$3,000
• − Depreciation: −$5,524
• Taxable loss: −$873
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $2,173/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 — Lehman

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pocono Mountain Lake Estates, 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

+111.2% since first listed

6 events — show timeline

• 2026-05-05 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-13 Price Changed $189,900 OneKey® MLS as Distributed by MLS Grid
• 2026-03-23 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2017-06-16 Sold (MLS) $85,000 PMAR
• 2017-06-13 Sold (Public Records) $85,000 Public Records
• 2017-04-08 Listed $89,900 PMAR

Property tax history

+1.7%/yr

Latest (2026): $3,861 · +1.6% YoY. Source: county tax records.