2014 Scarborough Way · Saw Creek, PA 18324

$267,000

6 bd · 3.0 ba · 2,016 sqft · SingleFamily · 31 Days on market

Built 1982 Fair condition 0.82 ac lot Est $363k · 26% under $181/mo HOA · 7% 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 +14.4/30.0
• Appreciation +6.8/10.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Signed Agreement of Sale . . No More Showings. .. A true one-owner home with warmth, character, and remarkable space. Lovingly maintained since it was built, this distinctive property is tucked away on a cul-de-sac and welcomes you with a circular driveway, setting the tone for the privacy and presence this home offers. Inside, you'll find 6 bedrooms, 3 full bathrooms, a fully finished basement, and 2 free-standing wood-burning stove/fireplace units that add comfort and charm throughout. The dramatic main living area is the heart of the home, featuring soaring ceilings, rich wood walls and beams, an open loft, and a striking stone focal point that creates unforgettable character. The layout

Key facts

• Enclosed sunroom
• Circular driveway
• 0.82 acre lot

Tags

• CIRCULAR DRIVEWAY
• FULLY FINISHED BASEMENT
• ENCLOSED SUNROOM
• INFRARED CEILING HEATER
• PEACEFUL WOODED SETTING

Property features AI

Finance

• Other: Located in Saw Creek Estates subdivision
• HOA & community: Homeowners association (annual fee, includes trash, security, and grounds maintenance); Association amenities: gated community, security, meeting room, picnic area, playground, ski access, indoor pool, spa/hot tub, fitness center, trails, tennis courts, racquetball, basketball court, outdoor pool

Exterior

• Parking: Open parking (6 spaces); Circular driveway; Driveway parking; Off-street parking
• Security: 24-hour security; Smoke detectors
• Utilities: Public water; Public sewer; 200+ amp electric service; Phone and cable available
• Home design: Single-family house; No common walls; Residential zoning (R3); Additional parcels included (Lot 2069 & 2068 Sec 27)
• Construction: Vinyl siding; Asphalt/fiberglass roof; Built with a finished full basement with exterior entry and walk-up access
• Exterior features: Balcony; Rear porch; Deck; Enclosed glass-enclosed porch; Has view; Cul-de-sac lot; Level lot with few trees; Paved surfaces

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Baseboard heat; Electric heat; Wood stove; Fireplaces (2 total, wood-burning; located in great room and living room)
• Interior features: Pantry; Dry bar; Beamed ceilings; Vaulted ceilings; In-law floorplan; Open floorplan; Built-in bookcases; Built-in features; Skylights; Insulated windows with screens; Unfurnished
• Laundry & utility: Washer; Dryer; Laundry closet on lower level

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $267k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $53 ($639/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (1.4% below list).
• Recommended offer: $259k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.5% 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, amenities 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.
• Zoned schools: Middle Smithfield El Sch (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 429 students, 66% FRL); Lehman Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 603 students, 59% FRL); East Stroudsburg Shs North (math 29% / reading 24%, grade F, #371 of 437 statewide, top 85%, 940 students, 54% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 293 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $75k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($259k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $362,880
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3108 Cherry Ridge Rd	0.56mi	5/3.0 (-1)	2,100 (+4%)	21mo	$378,000	$180	44

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: 9.7%
• Equity multiple: 1.57×
• Total profit: $42,926
• Equity at exit: $127,734

10-year hold

• IRR: 11.9%
• Equity multiple: 2.87×
• Total profit: $139,553
• Equity at exit: $203,045

Cash invested: $74,760 (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: 293
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$1,400
• Tax est. 1.5%: −$334 /mo · $4,005/yr
• Insurance: −$111
• HOA: −$181
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $53

Break-even live

Break-even rent $2,565

Max offer price $267,000

Occupancy floor 93%

Sensitivity live

Price	-10% $238	-5% $146	+0% $53	+5% $-39	+10% $-131
Rent	-10% $-155	-5% $-51	+0% $53	+5% $157	+10% $261
Rate	-1.0pp $188	-0.5pp $121	base $53	+0.5pp $-16	+1.0pp $-86

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: $66,750
• Closing costs: $8,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $181 · $2,172/yr

Listing history 2 events

1. 2026-04-30
   status Pending
2. 2026-03-30
   listed $267,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥94°F today · 13 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: $31,586
• − Mortgage interest: −$14,956
• − Property taxes: −$4,005
• − Insurance: −$1,335
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − HOA: −$2,172
• − Depreciation: −$7,767
• Taxable loss: −$3,703
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,528/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, including painting, landscaping, and HVAC maintenance, to improve its condition and value.

Repairs flagged

• Major siding — Significant wear and tear
• Major paint — Peeling and chipping
• Major landscaping — Sparse and overgrown

Value-add opportunities

• Both painting and repainting — Enhances curb appeal and interior aesthetics
• Both landscaping and garden maintenance — Improves curb appeal and enhances property value
• Rental HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
paint · Peeling and chipping	Major	$15,000–50,000
landscaping · Sparse and overgrown	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both painting and repainting — Enhances curb appeal and interior aesthetics ↑
• Both landscaping and garden maintenance — Improves curb appeal and enhances property value ↑
• Rental HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 (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 0.67)
• 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 · 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: ▲ 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

2 events — show timeline

• 2026-04-30 Pending — PMAR
• 2026-03-30 Listed $267,000 PMAR