122 Sweet Briar Rd · Pocono Pines, PA 18350

$279,000

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 31 Days on market

Built 1967 0.39 ac lot Est $358k · 22% under $241/mo HOA · 9% 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).

• ARV discount +15.0/15.0
• Cash flow +10.1/30.0
• 1% rule +4.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Appreciation +3.5/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Property is under contract and maybe viewed only for backup offers. Welcome to 122 Sweet Briar Road, offering a quick stroll to the lake! The chalet-style home has a lovely curb appeal with an open living area, and two main floor bedrooms with a full bath. The upper level has a spacious bonus room with storage and a third bedroom with a standard closet. Updated LVP flooring throughout and beamed ceilings on the second floor add extra charm. Maintenance-free vinyl siding and decking makes an ideal space for entertaining or relaxing after a day enjoyed at the lake. A detached garage with additional storage and a paved driveway adds convenience, while the wooded setting provides privacy for a

Key facts

• Beamed ceilings
• Paved driveway
• Open living area

Tags

• OPEN LIVING AREA
• UPDATED LVP FLOORING
• BEAMED CEILINGS
• MAINTENANCE-FREE VINYL SIDING
• DETACHED GARAGE
• PAVED DRIVEWAY

Property features AI

Finance

• Other: Subdivision: Lake Naomi
• HOA & community: Homeowners association (annual fee); Community amenities include security, clubhouse, dog park, meeting room, picnic area, sauna, playground, recreation facilities, game room, golf course, indoor pool, spa/hot tub, fitness center, jogging path/trails, tennis courts, basketball court, and pool; Association fee is billed annually

Exterior

• Parking: 3 total parking spaces; 1-car garage (garage faces front); 2 open paved parking spaces; Driveway
• Utilities: Well water; Septic tank; Electric with circuit breakers; Cable available
• Home design: Single-family house; Residential zoning (R2); No common walls
• Construction: Vinyl siding; Asphalt/fiberglass shingle roof; Crawl space foundation; Built as a house (above-grade finished area reported)
• Exterior features: Barbecue / outdoor grill; Rain gutters; Front porch; Deck; Wooded lot; Paved road (publicly maintained)

Interior

• Kitchen: Electric cooktop; Electric oven; Range hood; Microwave; Refrigerator; Freezer
• Flooring: Vinyl; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard electric heating; Ceiling fan cooling
• Interior features: Pantry; Eat-in kitchen; Laminate countertops; Beamed ceilings; Open floorplan; Ceiling fans; Insulated windows with blinds/window coverings; Furnished
• Laundry & utility: Washer and dryer included; Laundry located on main level, inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (5.2% below list).
• Recommended offer: $251k (10.2% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 4.1% in Pocono Pines — 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 74/100 on livability (#532 in PA, #4,925 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety D, amenities 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: 98 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 15y 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 $172k; list at $279k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $250,535 (10.2% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.95% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.48%
• DSCR: 0.89
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $357,884
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Sweet Briar Rd	0.17mi	3/1.5	1,232 (-5%)	6mo	$260,000	$211	77
2129 Oak Rd	0.30mi	3/2.0	1,244 (-4%)	3mo	$407,000	$327	73
116 Alpine Ct	0.26mi	2/2.0 (-1)	1,248 (-3%)	8mo	$300,000	$240	67
1515 Beech Spring Dr	0.07mi	3/2.0	1,454 (+12%)	10mo	$415,000	$285	64
121 Tunkhannock Trl	0.31mi	2/2.0 (-1)	1,184 (-8%)	4mo	$320,000	$270	60
1169 Deer Trail Rd	0.61mi	3/2.0	1,365 (+6%)	7mo	$514,500	$377	53
1512 Evergreen Rd	0.13mi	3/2.0	1,475 (+14%)	18mo	$461,000	$313	51
2133 Penny Ln	0.60mi	2/1.5 (-1)	1,400 (+8%)	10mo	$140,000	$100	43
1112 Stonewall Dr	0.54mi	3/1.5	1,390 (+8%)	24mo	$385,000	$277	40
8125 Wilder Ave	0.73mi	2/2.0 (-1)	1,320 (+2%)	23mo	$300,000	$227	34

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

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-55,235
• Equity at exit: $41,600

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-60,348
• Equity at exit: $24,123

Cash invested: $78,120 (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 18350

• Home prices YoY: -1.4%
• Active inventory: 98
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,644 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$429 /mo · $5,153/yr
• Insurance: −$116
• HOA: −$241
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-161

Break-even live

Break-even rent $2,848

Max offer price $250,535

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-82	+0% $-161	+5% $-240	+10% $-319
Rent	-10% $-370	-5% $-266	+0% $-161	+5% $-57	+10% $48
Rate	-1.0pp $-21	-0.5pp $-90	base $-161	+0.5pp $-233	+1.0pp $-307

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $241 · $2,892/yr

Listing history 24 events

1. 2026-06-21
   days on market $279,000 Active 31 DOM
2. 2026-06-19
   days on market $279,000 Active 29 DOM
3. 2026-06-18
   days on market $279,000 Active 28 DOM
4. 2026-06-17
   days on market $279,000 Active 27 DOM
5. 2026-06-16
   days on market $279,000 Active 26 DOM
6. 2026-06-15
   days on market $279,000 Active 25 DOM
7. 2026-06-14
   days on market $279,000 Active 23 DOM
8. 2026-06-13
   days on market $279,000 Active 22 DOM
9. 2026-06-10
   days on market $279,000 Active 20 DOM
10. 2026-06-09
    days on market $279,000 Active 19 DOM
11. 2026-06-08
    days on market $279,000 Active 18 DOM
12. 2026-06-07
    days on market $279,000 Active 17 DOM
13. 2026-06-02
    days on market $279,000 Active 12 DOM
14. 2026-06-01
    days on market $279,000 Active 11 DOM
15. 2026-05-31
    days on market $279,000 Active 10 DOM
16. 2026-05-30
    days on market $279,000 Active 9 DOM
17. 2026-05-21
    listed $279,000 Active
18. 2017-10-17
    soldstatus $172,000
19. 2017-10-16
    soldstatus $172,000
20. 2015-10-08
    listed $184,000
21. 2013-05-02
    listed $199,999
22. 2012-10-16
    listed $215,000
23. 2011-10-17
    listed $215,000
24. 2007-08-07
    soldstatus $200,000

ⓘ 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: $5,153 · $429/mo
• Projected year-2 tax: $5,153 · $429/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $31,726
• − Mortgage interest: −$15,628
• − Property taxes: −$5,153
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$2,892
• − Depreciation: −$8,116
• Taxable loss: −$6,535
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $-365/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 — Pocono Pines

• Score: 74/100
• State rank: #532
• US rank: #4925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocono Pines, PA
• City population: 595
• Population (ZIP): 595

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 12% Two or more races 5%
• Common ancestry: Romanian 6% Slovak 6% Russian 3%
• Foreign-born: 15% · South Korea
• Languages at home: 82% English-only · Korean 12% Other Indo-European 6%

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: ▼ -3.00%
• Current HPI: 215.5562
• 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

+39.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $279,000 PMAR
• 2017-10-17 Sold (Public Records) $172,000 Public Records
• 2017-10-16 Sold (MLS) $172,000 PMAR
• 2015-10-08 Listed $184,000 PMAR
• 2013-05-02 Listed $199,999 PMAR
• 2012-10-16 Listed $215,000 PMAR
• 2011-10-17 Listed $215,000 PMAR
• 2007-08-07 Sold (Public Records) $200,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $5,153 · +3.3% YoY. Source: county tax records.