4648 Route 447 Rte N · Barrett, PA 18325

$249,000

3 bd · 1.5 ba · 2,227 sqft · SingleFamily public records · 152 Days on market

Built 1905 0.81 ac lot $112/sqft · 20% below area Est $311k · 20% under

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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 +17.1/30.0
• ARV discount +15.0/15.0
• Appreciation +5.7/10.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 1.5 Bath Farmhouse on . 81 Acres With Finished Walk-up Attic in Desireable Barrett Township. New Septic System. Covered front Porch. Located in Close Proximity to Many Great Communuty Amenities. GroceryStore, CVS, Dollar General, Ace Hardware, Numerous Restaurants , Golf Courses, Equestrian Facilities, and Great Public Spaces. Many Updates.

Key facts

• Covered front porch
• Numerous restaurants
• Golf courses

Tags

• FINISHED WALK-UP ATTIC
• NEW SEPTIC SYSTEM
• COVERED FRONT PORCH
• NUMEROUS RESTAURANTS
• GOLF COURSES
• EQUESTRIAN FACILITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $249k).
• Recommended offer: $219k (12.0% 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.
• 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: 48 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $4k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.00% ✓
• Cap rate: 7.13%
• Cash-on-cash: 2.98%
• DSCR: 1.13
• GRM: 8.3

CMA / ARV

• ARV (median comp): $311,368
• List price: $249,000
• Delta: -20.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Silver Ln	0.38mi	3/3.0	2,240 (+1%)	10mo	$346,500	$155	67
4604 Route 447	0.20mi	4/2.0 (+1)	2,094 (-6%)	22mo	$300,000	$143	56
4560 Route 447	0.41mi	2/1.0 (-1)	2,434 (+9%)	3mo	$97,500	$40	56
8139 Oak Ridge Ln	0.67mi	3/2.5	2,232 (+0%)	17mo	$285,000	$128	50
1307 390 Rte	0.45mi	3/1.5	1,900 (-15%)	18mo	$275,000	$145	40
136 Falls Dr	0.73mi	4/2.5 (+1)	2,538 (+14%)	2mo	$650,000	$256	32

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

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.31×
• Total profit: $21,880
• Equity at exit: $91,489

10-year hold

• IRR: 9.8%
• Equity multiple: 2.26×
• Total profit: $88,047
• Equity at exit: $126,763

Cash invested: $69,720 (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 18325

• Home prices YoY: 0.9%
• Active inventory: 48
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$392 /mo · $4,705/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $173

Break-even live

Break-even rent $2,281

Max offer price $249,000

Occupancy floor 88%

Sensitivity live

Price	-10% $314	-5% $244	+0% $173	+5% $103	+10% $32
Rent	-10% $-24	-5% $75	+0% $173	+5% $272	+10% $371
Rate	-1.0pp $299	-0.5pp $237	base $173	+0.5pp $109	+1.0pp $43

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5557 Birch Rd Canadensis, PA	3.0	2.0	1900	$2,500	$1.32	21d	1	1.27mi

Listing history 12 events

1. 2026-06-13
   days on market $249,000 Active 152 DOM
2. 2026-06-10
   days on market $249,000 Active 150 DOM
3. 2026-06-08
   days on market $249,000 Active 148 DOM
4. 2026-06-07
   days on market $249,000 Active 147 DOM
5. 2026-06-02
   days on market $249,000 Active 142 DOM
6. 2026-06-01
   days on market $249,000 Active 141 DOM
7. 2026-05-31
   days on market $249,000 Active 140 DOM
8. 2026-05-30
   days on market $249,000 Active 139 DOM
9. 2026-01-12
   listed $249,000 Active 355-char remark

   Show marketing remark (355 chars)

   3 Bedroom, 1.5 Bath Farmhouse on . 81 Acres With Finished Walk-up Attic in Desireable Barrett Township. New Septic System. Covered front Porch. Located in Close Proximity to Many Great Communuty Amenities. GroceryStore, CVS, Dollar General, Ace Hardware, Numerous Restaurants , Golf Courses, Equestrian Facilities, and Great Public Spaces. Many Updates.

10. 2025-11-29
    historical
11. 2025-02-24
    listed $249,000 Active
12. 2012-09-27
    listed $22,900

ⓘ 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: $4,705 · $392/mo
• Projected year-2 tax: $4,705 · $392/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 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $30,000
• − Mortgage interest: −$13,948
• − Property taxes: −$4,705
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,244
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $2,546/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 — Barrett

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

Census & demographics

• Population (ZIP): 2,688

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 (78%)
• Race & ethnicity: White 78% Two or more races 22% Hispanic / Latino 19%
• Common ancestry: Romanian 22% Scotch-Irish 7% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 14% Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

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: ▲ 1.50%
• Current HPI: 168.9888
• 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

+987.3% since first listed

4 events — show timeline

• 2026-01-12 Listed $249,000 PMAR
• 2025-11-29 Delisted — PMAR
• 2025-02-24 Listed $249,000 PMAR
• 2012-09-27 Listed $22,900 PMAR

Property tax history

+7.7%/yr

Latest (2026): $4,705 · +3.3% YoY. Source: county tax records.