391 Towamensing Trl · Penn Forest, PA 18210

$259,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 44 Days on market

Built 1991 0.72 ac lot $270/sqft · 5% below area Est $273k · 5% under $104/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).

• ARV discount +9.8/15.0
• Cash flow +9.2/30.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute little ranch home located just blocks from most of the amenities on a corner lot with an adjacent lot included in the sale. 100% financing available for qualified owner-occupied buyers through USDA, including a possible renovation product for some minor updates you might want to make! The following inspections have been done: Home, Septic, Well, and Insect. Reports and any repairs done are readily available for your review. Rare chance to have a larger parcel this close to the amenities with room to potentially expand either the home or reverse subdivide (merge) the lots to accommodate a garage or pole building. This 3-bedroom 1-bath ranch home offers a large open main living area and 3 nicely sized bedrooms. Whether your primary home or your personal getaway, the home's location in Towamensing Trails is convenient to Allentown, Wilkes-Barre, Stroudsburg, and Jim Thorpe. The community offers a 195-acre lake for boating, fishing, swimming, and more. There is an in-ground pool open from Memorial Day to Labor Day. A clubhouse with a restaurant and bar offers membership available to property owners, which allows them to purchase alcoholic beverages. There are opportunities for many social interactions, or the chance to just relax and enjoy your own piece of the Pocono Mountains, away from the daily grind. The location is easily accessible from the PA Turnpike at exit 87 for points North and South- and a short ride from Interstate 80 at exit 284 for points East and West. There are easy afternoon trips-both recreational and historic that can be accomplished using this home as a base. The home is waiting for you to bring your own ideas and to create your own memories here.

Key facts

• 0.72 acre lot
• Community pool
• Built 1991

Property features AI

Finance

• Other: Ownership is fee simple; Lease not considered
• HOA & community: Annual HOA fee; HOA amenities include pool, clubhouse, community center, beach, lake privileges, courts, playgrounds and security; Road maintenance by HOA

Exterior

• Parking: Driveway parking; Off-street parking
• Security: Community security
• Utilities: Well water; On-site septic; 200+ amp electric service with circuit breakers; Cable TV and phone available; Cable internet available
• Home design: Detached property; Good condition; Estimated year built
• Construction: Frame construction; Architectural shingle roof; Crawl space foundation; Above-grade structures
• Exterior features: Corner lot/unit; Additional lot(s); Community in-ground fenced pool; Community outdoor pool; Community amenities include beach, lake and water/lake privileges, picnic area, tot lots/playground, and courts for basketball, tennis and volleyball; Clubhouse, community center and meeting room; Security in community

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the main level (Bedroom 1, Bedroom 2, Bedroom 3)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric baseboard heat; Ceiling fans for cooling; Electric hot water
• Interior features: Drywall walls; Vaulted ceilings; Partially furnished; Living Room, Dining Room, Full Bath
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (13.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (22.9% below list).
• Recommended offer: $200k (22.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 453 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $74k; list at $259k implies a 250% gain — meaningful room to come down on a strong offer.

Recommended offer $199,600 (22.9% 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 44 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.77% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.19%
• DSCR: 0.86
• GRM: 10.8

CMA / ARV

• ARV (median comp): $272,735
• List price: $259,000
• Delta: -5.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Whitman Ln	0.59mi	3/1.0	960 (0%)	7mo	$195,000	$203	66
381 Towamensing Trl	0.04mi	4/2.0 (+1)	1,075 (+12%)	6mo	$310,000	$288	64
37 Wylie Cir	0.51mi	3/2.0	1,008 (+5%)	1mo	$238,145	$236	63
46 Thomas Ln	0.45mi	3/1.5	1,056 (+10%)	4mo	$255,000	$241	57
17 Van Doren Mews	0.47mi	3/2.0	1,056 (+10%)	1mo	$280,000	$265	57
9 Dobson Mews	0.73mi	3/1.0	960 (0%)	20mo	$219,500	$229	50
191 Keats Ln	0.57mi	2/1.0 (-1)	885 (-8%)	7mo	$251,000	$284	49
223 Towamensing Trl	0.69mi	3/1.0	1,044 (+9%)	6mo	$256,000	$245	48
35 Tennyson Cir	0.37mi	4/2.0 (+1)	1,075 (+12%)	7mo	$269,000	$250	48
222 Keats Ln	0.70mi	3/2.0	1,056 (+10%)	7mo	$267,000	$253	41
11 Spencer Ln	0.48mi	3/2.0	1,100 (+15%)	12mo	$255,000	$232	39
16 Spencer Ln	0.45mi	3/2.0	1,080 (+12%)	24mo	$342,900	$318	34

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.27×
• Total profit: $-52,997
• Equity at exit: $39,923

10-year hold

• IRR: -14.2%
• Equity multiple: 0.16×
• Total profit: $-60,834
• Equity at exit: $24,642

Cash invested: $72,520 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$108
• HOA: −$104
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-193

Break-even live

Break-even rent $2,240

Max offer price $224,962

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-119	+0% $-193	+5% $-266	+10% $-339
Rent	-10% $-350	-5% $-272	+0% $-193	+5% $-114	+10% $-35
Rate	-1.0pp $-62	-0.5pp $-127	base $-193	+0.5pp $-260	+1.0pp $-328

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $104 · $1,248/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $259,000 Active 44 DOM
2. 2026-06-17
   days on market $259,000 Active 43 DOM
3. 2026-06-16
   days on market $259,000 Active 42 DOM
4. 2026-06-15
   days on market $259,000 Active 41 DOM
5. 2026-06-14
   days on market $259,000 Active 39 DOM
6. 2026-06-10
   days on market $259,000 Active 36 DOM
7. 2026-06-09
   days on market $259,000 Active 35 DOM
8. 2026-06-08
   days on market $259,000 Active 34 DOM
9. 2026-06-07
   days on market $259,000 Active 33 DOM
10. 2026-06-03
    days on market $259,000 Active 29 DOM
11. 2026-06-02
    days on market $259,000 Active 28 DOM
12. 2026-06-01
    days on market $259,000 Active 27 DOM
13. 2026-05-31
    days on market $259,000 Active 26 DOM
14. 2026-05-31
    days on market $259,000 Active 25 DOM
15. 2026-05-05
    listed $274,900 Active 1705-char remark

    Show marketing remark (1705 chars)

    Cute little ranch home located just blocks from most of the amenities on a corner lot with an adjacent lot included in the sale. 100% financing available for qualified owner-occupied buyers through USDA, including a possible renovation product for some minor updates you might want to make! The following inspections have been done: Home, Septic, Well, and Insect. Reports and any repairs done are readily available for your review. Rare chance to have a larger parcel this close to the amenities with room to potentially expand either the home or reverse subdivide (merge) the lots to accommodate a garage or pole building. This 3-bedroom 1-bath ranch home offers a large open main living area and 3 nicely sized bedrooms. Whether your primary home or your personal getaway, the home’s location in Towamensing Trails is convenient to Allentown, Wilkes-Barre, Stroudsburg, and Jim Thorpe. The community offers a 195-acre lake for boating, fishing, swimming, and more. There is an in-ground pool open from Memorial Day to Labor Day. A clubhouse with a restaurant and bar offers membership available to property owners, which allows them to purchase alcoholic beverages. There are opportunities for many social interactions, or the chance to just relax and enjoy your own piece of the Pocono Mountains, away from the daily grind. The location is easily accessible from the PA Turnpike at exit 87 for points North and South- and a short ride from Interstate 80 at exit 284 for points East and West. There are easy afternoon trips-both recreational and historic that can be accomplished using this home as a base. The home is waiting for you to bring your own ideas and to create your own memories here.

16. 2026-05-05
    listed $274,900 Active 1705-char remark

    Show marketing remark (1705 chars)

    Cute little ranch home located just blocks from most of the amenities on a corner lot with an adjacent lot included in the sale. 100% financing available for qualified owner-occupied buyers through USDA, including a possible renovation product for some minor updates you might want to make! The following inspections have been done: Home, Septic, Well, and Insect. Reports and any repairs done are readily available for your review. Rare chance to have a larger parcel this close to the amenities with room to potentially expand either the home or reverse subdivide (merge) the lots to accommodate a garage or pole building. This 3-bedroom 1-bath ranch home offers a large open main living area and 3 nicely sized bedrooms. Whether your primary home or your personal getaway, the home’s location in Towamensing Trails is convenient to Allentown, Wilkes-Barre, Stroudsburg, and Jim Thorpe. The community offers a 195-acre lake for boating, fishing, swimming, and more. There is an in-ground pool open from Memorial Day to Labor Day. A clubhouse with a restaurant and bar offers membership available to property owners, which allows them to purchase alcoholic beverages. There are opportunities for many social interactions, or the chance to just relax and enjoy your own piece of the Pocono Mountains, away from the daily grind. The location is easily accessible from the PA Turnpike at exit 87 for points North and South- and a short ride from Interstate 80 at exit 284 for points East and West. There are easy afternoon trips-both recreational and historic that can be accomplished using this home as a base. The home is waiting for you to bring your own ideas and to create your own memories here.

17. 2026-05-05
    listed $274,900 Active

    Show marketing remark (1705 chars)

    Cute little ranch home located just blocks from most of the amenities on a corner lot with an adjacent lot included in the sale. 100% financing available for qualified owner-occupied buyers through USDA, including a possible renovation product for some minor updates you might want to make! The following inspections have been done: Home, Septic, Well, and Insect. Reports and any repairs done are readily available for your review. Rare chance to have a larger parcel this close to the amenities with room to potentially expand either the home or reverse subdivide (merge) the lots to accommodate a garage or pole building. This 3-bedroom 1-bath ranch home offers a large open main living area and 3 nicely sized bedrooms. Whether your primary home or your personal getaway, the home’s location in Towamensing Trails is convenient to Allentown, Wilkes-Barre, Stroudsburg, and Jim Thorpe. The community offers a 195-acre lake for boating, fishing, swimming, and more. There is an in-ground pool open from Memorial Day to Labor Day. A clubhouse with a restaurant and bar offers membership available to property owners, which allows them to purchase alcoholic beverages. There are opportunities for many social interactions, or the chance to just relax and enjoy your own piece of the Pocono Mountains, away from the daily grind. The location is easily accessible from the PA Turnpike at exit 87 for points North and South- and a short ride from Interstate 80 at exit 284 for points East and West. There are easy afternoon trips-both recreational and historic that can be accomplished using this home as a base. The home is waiting for you to bring your own ideas and to create your own memories here.

18. 2002-03-29
    soldstatus $74,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $3,242 · $270/mo
• Expected delta: +$850/yr (+$71/mo · 35.5%)

ⓘ 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 ≥90°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: $23,952
• − Mortgage interest: −$14,508
• − Property taxes: −$2,393
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − HOA: −$1,248
• − Depreciation: −$7,535
• Taxable loss: −$6,858
• Est. tax savings @ 24.0%: +$1,646
• After-tax cash flow: $-666/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

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

Census & demographics

• Census place: Towamensing Trails, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

+250.0% since first listed

7 events — show timeline

• 2026-05-21 Price Changed $259,000 BRIGHT MLS
• 2026-05-21 Price Changed $259,000 PMAR
• 2026-05-21 Price Changed $259,000 GLVRMLS
• 2026-05-05 Listed $274,900 GLVRMLS
• 2026-05-05 Listed $274,900 PMAR
• 2026-05-05 Listed $274,900 BRIGHT MLS
• 2002-03-29 Sold (Public Records) $74,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $2,393 · +5.4% YoY. Source: county tax records.