112 Fairview Dr · Pocono Ranch Lands, PA 18328

$160,000

3 bd · 1.0 ba · 912 sqft · SingleFamily · 8 Days on market

Built 1975 Fair condition 0.27 ac lot Est $185k · 14% under $100/mo HOA · 5% of rent

---

Why this score? — see what drove the B 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 +23.0/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Charming 3-bedroom, 1-bath ranch nestled in the desirable Wild Acres community. This warm and inviting home features an open-concept floor plan with stunning vaulted beamed ceilings that create a spacious yet cozy atmosphere. The bright living area flows seamlessly into the dining space and kitchen, making it perfect for entertaining or relaxing weekends in the Poconos. Enjoy comfortable one-floor living with generously sized bedrooms, natural light throughout, and a layout designed for easy living. Whether you're looking for a primary residence, vacation getaway, or investment opportunity, this property offers the perfect blend of charm and convenience. Located in the amenity-filled Wild A

Key facts

• Outdoor recreation
• Close to lakes
• One-floor living

Tags

• OPEN-CONCEPT FLOOR PLAN
• VAULTED BEAMED CEILINGS
• ONE-FLOOR LIVING
• AMENITY-FILLED COMMUNITY
• CLOSE TO LAKES
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Homeowners association with gated community and security; Community amenities include pool, tennis courts, and picnic area; HOA fee $1,200 annually (about $100/month)

Exterior

• Parking: 4 off-street paved parking spaces
• Security: Security system
• Utilities: Public water; Septic tank sewer
• Home design: Single-family house; Residential property
• Construction: House construction; Crawl space foundation
• Exterior features: Deck; Shingle roof; Residential lot in Wild Acres subdivision

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Ductless cooling
• Interior features: Eat-in kitchen; Unfurnished; Main-level laundry; Crawl space basement; Wood-burning fireplace in the living room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.4% vs local median 4.5% in Pocono Ranch Lands — 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 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, amenities F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL).
• Zoned-school proficiency averages 76% at this address vs 54% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Delaware Valley SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 213 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $160,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1975 — 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. 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: 1.18% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.60%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $185,136
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Autumn Rd	0.22mi	3/1.0	864 (-5%)	10mo	$170,000	$197	72
147 Spring Dr	0.31mi	3/1.0	1,008 (+10%)	11mo	$222,000	$220	59
112 Keystone Ct	0.26mi	2/1.0 (-1)	960 (+5%)	21mo	$188,837	$197	57
107 Summer Dr	0.25mi	2/1.0 (-1)	984 (+8%)	18mo	$200,000	$203	55
158 Mountain Lake Dr	0.30mi	2/1.0 (-1)	864 (-5%)	24mo	$130,000	$150	53
159 Sandstone Dr	0.35mi	2/1.0 (-1)	781 (-14%)	6mo	$106,000	$136	50
260 High Ridge Rd	0.57mi	3/1.0	960 (+5%)	18mo	$235,000	$245	49
164 Westwood Dr	0.52mi	2/1.0 (-1)	992 (+9%)	15mo	$215,000	$217	44
310 Wild Acres Dr	0.54mi	2/1.0 (-1)	848 (-7%)	19mo	$182,500	$215	43

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $105,295
• Equity at exit: $144,141

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $296,050
• Equity at exit: $310,845

Cash invested: $44,800 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,885 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$100
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $284

Break-even live

Break-even rent $1,526

Max offer price $160,000

Occupancy floor 80%

Sensitivity live

Price	-10% $394	-5% $339	+0% $284	+5% $228	+10% $173
Rent	-10% $135	-5% $209	+0% $284	+5% $358	+10% $433
Rate	-1.0pp $364	-0.5pp $324	base $284	+0.5pp $242	+1.0pp $200

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 1 events

1. 2026-05-19
   listed $160,000 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $22,623
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − HOA: −$1,200
• − Depreciation: −$4,655
• Taxable income: $986
• Est. tax owed @ 24.0%: −$237
• After-tax cash flow: $3,167/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 home requires moderate repairs and maintenance, including painting the exterior and interior, and repairing the deck. These updates can significantly increase its resale and rental value.

Repairs flagged

• Moderate Deck — Signs of wear and tear on the deck planks.
• Moderate Exterior siding — Weathered appearance of the siding, possibly requiring repainting or replacement.
• Minor Roof — No visible damage, but may need inspection for minor issues

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value.
• Both Deck repair — A repaired deck can enhance both the aesthetic and functionality of the home.
• Resale Painting the interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Signs of wear and tear on the deck planks.	Moderate	$3,000–15,000
Exterior siding · Weathered appearance of the siding, possibly requiring repainting or replacement.	Moderate	$3,000–15,000
Roof · No visible damage, but may need inspection for minor issues	Minor	$500–3,000
Total estimated repair cost · 3 items		$6,500–33,000

Value-add ROI direction

• Resale Painting the exterior siding — Fresh paint can significantly improve curb appeal and home value. ↑
• Both Deck repair — A repaired deck can enhance both the aesthetic and functionality of the home. ↑
• Resale Painting the interior walls — Fresh paint can make the interior look more modern and appealing to potential buyers. ↑

ⓘ 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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

1 event — show timeline

• 2026-05-19 Listed $160,000 PMAR