72 Hawthorn Dr · Thornhurst, PA 18424

$230,000

3 bd · 2.0 ba · 1,139 sqft · SingleFamily · 17 Days on market

Built 1986 0.29 ac lot Est $179k · 29% over $119/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +15.8/30.0
• Appreciation +9.2/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• DSCR +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Practically perfect ranch home on corner lot in quiet location. Situated across the street from the Gamelands. New roof, windows, flooring & fridge. Large deck, gas fireplace and 2 storage sheds. Excellent condition. Don't let this one get away!! Most furnishings included.

Key facts

• Natural light
• Granite countertops
• 0.29 acre lot

Tags

• OPEN CONCEPT LIVING AREA
• LARGE WRAP AROUND DECK
• LARGE STONE GAS FIREPLACE
• GRANITE COUNTERTOPS
• NATURAL LIGHT
• AMENITY RICH COMMUNITY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee of $1,425; Community amenities: pool, clubhouse, playground, picnic area, basketball court, golf course, trash service

Exterior

• Parking: Circular driveway; Paved driveway
• Utilities: Community and private water available; Private sewer; 200+ amp electric service; Cable connected; Phone connected; Water connected; Sewer connected; Electricity connected
• Home design: Single family residence; Residential property; Built in 1986
• Construction: Vinyl siding; Shingle roof; Block and combination foundation
• Exterior features: Deck; Fire pit; Built-in gas grill; Exterior lighting; Rain gutters; Outdoor storage (shed)

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (including Primary Bedroom)
• Flooring: Carpet; Linoleum; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Propane heating; Other cooling
• Interior features: Pantry; Gas fireplace (one)
• Laundry & utility: Washer and dryer included; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $105 ($1k/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 $230k (0.2% below list).
• Recommended offer: $227k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 17 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $103k; list at $230k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $226,550 (1.5% below list)

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $178,823
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Evergreen L 314 Dr	0.04mi	2/1.5 (-1)	1,112 (-2%)	20mo	$118,000	$106	70
34 Cedar Ln	0.31mi	2/1.5 (-1)	1,193 (+5%)	2mo	$105,000	$88	69
45 Hawthorn Dr	0.13mi	2/1.0 (-1)	1,079 (-5%)	17mo	$162,500	$151	62
31 (f/k/a 441) Evergreen Dr	0.02mi	2/1.0 (-1)	1,040 (-9%)	21mo	$180,000	$173	58
22 Primrose Ln	0.37mi	4/1.5 (+1)	1,240 (+9%)	6mo	$195,000	$157	56
149 Magnolia Dr	0.48mi	2/1.0 (-1)	1,028 (-10%)	0mo	$180,000	$175	52
17 Golf Course Dr	0.74mi	3/1.0	1,000 (-12%)	6mo	$170,000	$170	36

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.5%
• Equity multiple: 2.68×
• Total profit: $108,254
• Equity at exit: $181,906

10-year hold

• IRR: 20.4%
• Equity multiple: 5.81×
• Total profit: $309,814
• Equity at exit: $368,143

Cash invested: $64,400 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$119
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $105

Break-even live

Break-even rent $2,163

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $264	-5% $184	+0% $105	+5% $25	+10% $-54
Rent	-10% $-77	-5% $14	+0% $105	+5% $195	+10% $286
Rate	-1.0pp $220	-0.5pp $163	base $105	+0.5pp $45	+1.0pp $-16

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Joseph Ln Thornhurst Township, PA	4.0	2.0	1200	$2,295	$1.91	14d	1	0.56mi

HOA detail

• Monthly dues: $119 · $1,428/yr
• Likely covers: gas

Listing history 12 events

1. 2026-06-18
   days on market $230,000 Active 17 DOM
2. 2026-06-17
   days on market $230,000 Active 16 DOM
3. 2026-06-16
   days on market $230,000 Active 15 DOM
4. 2026-06-15
   days on market $230,000 Active 14 DOM
5. 2026-06-14
   days on market $230,000 Active 12 DOM
6. 2026-06-13
   days on market $230,000 Active 11 DOM
7. 2026-06-10
   days on market $230,000 Active 9 DOM
8. 2026-06-09
   days on market $230,000 Active 8 DOM
9. 2026-06-08
   days on market $230,000 Active 7 DOM
10. 2026-06-07
    days on market $230,000 Active 6 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $230,000 Active 1 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $27,540
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$1,428
• − Depreciation: −$6,691
• Taxable loss: −$2,469
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,847/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Thornhurst

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

Census & demographics

• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+1337.5% since first listed

5 events — show timeline

• 2026-06-01 Listed $230,000 GSBR as distributed by MLS GRID
• 2013-12-04 Sold (Public Records) $102,900 Public Records
• 2013-11-12 Sold (MLS) $102,900 PMAR
• 2013-07-05 Listed $119,900 PMAR
• 1987-12-21 Sold (Public Records) $16,000 Public Records

Property tax history

+30.2%/yr

Latest (2026): $63,059 · +1322.0% YoY. Source: county tax records.