6061 Decker Rd · Saw Creek, PA 18324

$210,000

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 41 Days on market

Built 1978 882 sqft lot $204/sqft · 34% above area Est $255k · 18% under $183/mo HOA · 8% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Appreciation +6.8/10.0
• 1% rule +5.5/10.0
• DSCR +4.5/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Your tranquil retreat in Saw Creek Estates is here. Nestled in the serene beauty of the Pocono Mountains, this charming 3-bedroom home offers the perfect blend of comfort and nature. Surrounded by lush woodlands, the home features spacious living areas filled with natural light, thanks to large windows that frame breathtaking forest views. The open-concept kitchen and dining area provide an ideal space for family gatherings and entertaining, while a cozy stone fireplace adds warmth and ambiance during the cooler months. Step outside to the expansive deck, perfect for morning coffee, evening relaxation, or hosting friends under the stars. Located in an A+ community and just minutes from hiki

Key facts

• Large windows
• Cozy stone fireplace
• Open-concept kitchen

Tags

• LARGE WINDOWS
• BREATHTAKING FOREST VIEWS
• OPEN-CONCEPT KITCHEN
• COZY STONE FIREPLACE
• EXPANSIVE DECK
• HIKING TRAILS

Property features AI

Finance

• HOA & community: Association fee listed (annual)

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Residential zoning; Above-grade finished living area listed; Below-grade finished living area listed
• Construction: Wood siding; Asphalt/fiberglass roof; Year built unknown
• Exterior features: Deck; Patio; Sloped lot; Property has a view

Interior

• Kitchen: Gas cooktop; Gas oven; Gas range; Refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s)
• Interior features: Replacement windows; Dining area; Separate/formal dining room; Family room on lower level; Full finished basement (other finished areas)
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $54 ($651/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.3% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 6y 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

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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: 1.05% ✓
• Cap rate: 6.60%
• Cash-on-cash: 1.11%
• DSCR: 1.05
• GRM: 8.0

CMA / ARV

• ARV (median comp): $254,924
• List price: $210,000
• Delta: -17.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
244 Canterbury Rd	0.44mi	3/1.0	1,000 (-3%)	1mo	$175,000	$175	74
112 Essex Ct	0.15mi	3/1.0	1,008 (-2%)	19mo	$165,000	$164	74
3126 Snowden Dr	0.26mi	3/2.0	1,008 (-2%)	9mo	$265,000	$263	73
5936 Decker Rd	0.35mi	3/2.0	1,080 (+5%)	7mo	$218,000	$202	65
167 Dorchester Dr	0.58mi	2/1.0 (-1)	1,080 (+5%)	1mo	$195,000	$181	59
225 Canterbury Rd	0.53mi	3/1.5	1,008 (-2%)	14mo	$155,000	$154	59
5913 NE Decker Rd NE	0.45mi	3/2.0	1,160 (+13%)	9mo	$224,000	$193	46
6228 Decker Rd	0.45mi	3/2.0	1,176 (+14%)	9mo	$292,000	$248	44
172 Dover Drive Dr	0.70mi	3/2.0	1,144 (+11%)	5mo	$160,000	$140	40
114 Salisbury Rd	0.60mi	3/2.0	1,152 (+12%)	12mo	$212,500	$184	38
210 Dover Dr	0.67mi	3/2.0	1,156 (+12%)	9mo	$235,000	$203	36
1086 Hampstead Rd	0.74mi	3/2.0	1,176 (+14%)	7mo	$185,000	$157	32

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.59×
• Total profit: $34,605
• Equity at exit: $100,465

10-year hold

• IRR: 12.1%
• Equity multiple: 2.90×
• Total profit: $111,741
• Equity at exit: $159,698

Cash invested: $58,800 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 290
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$312 /mo · $3,744/yr
• Insurance: −$88
• HOA: −$183
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $54

Break-even live

Break-even rent $2,131

Max offer price $210,000

Occupancy floor 93%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 Saunders Dr Unit PA East Stroudsburg, PA	3.0	2.0	1287	$2,200	$1.71	21d	1	0.31mi

HOA detail

• Monthly dues: $183 · $2,196/yr

Listing history 35 events

1. 2026-06-14
   statusdays on market $210,000 Pending 41 DOM
2. 2026-06-13
   days on market $210,000 Active 40 DOM
3. 2026-06-10
   days on market $210,000 Active 38 DOM
4. 2026-06-09
   days on market $210,000 Active 37 DOM
5. 2026-06-08
   days on market $210,000 Active 36 DOM
6. 2026-06-07
   days on market $210,000 Active 35 DOM
7. 2026-06-05
   days on market $210,000 Active 32 DOM
8. 2026-06-02
   days on market $210,000 Active 30 DOM
9. 2026-06-01
   days on market $210,000 Active 29 DOM
10. 2026-05-31
    days on market $210,000 Active 28 DOM
11. 2026-05-30
    days on market $210,000 Active 27 DOM
12. 2026-05-03
    listed $210,000 Active 848-char remark
13. 2025-09-12
    historical
14. 2025-07-09
    status Active
15. 2025-07-09
    status Active
16. 2025-07-07
    status Pending
17. 2025-07-07
    status Pending
18. 2025-07-01
    price $220,000
19. 2025-07-01
    price $220,000
20. 2025-06-05
    listed $225,000 Active
21. 2025-06-04
    listed $225,000 Active
22. 2025-05-04
    historical
23. 2025-03-04
    price $225,000
24. 2025-03-03
    price $225,000
25. 2025-01-03
    listed $239,000 Active
26. 2025-01-03
    listed $239,000 Active
27. 2024-03-09
    historical $1,600
28. 2024-02-27
    listed $1,600
29. 2024-02-27
    historical $1,800
30. 2024-01-29
    listed $1,800
31. 2023-08-23
    soldstatus $210,000
32. 2023-08-07
    soldstatus $210,000 Closed
33. 2023-06-25
    listed $210,000 Active
34. 2020-02-19
    listed $116,000
35. 2001-02-01
    soldstatus $74,500

ⓘ 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: $3,744 · $312/mo
• Projected year-2 tax: $3,744 · $312/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $26,400
• − Mortgage interest: −$11,763
• − Property taxes: −$3,744
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,196
• − Depreciation: −$6,109
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,296/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

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: ▲ 3.51%
• Current HPI: 243.6754
• 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

+181.9% since first listed

25 events — show timeline

• 2026-06-13 Pending — GLVRMLS
• 2026-05-03 Listed $210,000 GLVRMLS
• 2025-09-12 Listing Removed — GLVRMLS
• 2025-07-09 Relisted — PMAR
• 2025-07-09 Relisted — GLVRMLS
• 2025-07-07 Pending — PMAR
• 2025-07-07 Pending — GLVRMLS
• 2025-07-01 Price Changed $220,000 PMAR
• 2025-07-01 Price Changed $220,000 GLVRMLS
• 2025-06-05 Listed $225,000 PMAR
• 2025-06-04 Listed $225,000 GLVRMLS
• 2025-05-04 Listing Removed — GLVRMLS
• 2025-03-04 Price Changed $225,000 PMAR
• 2025-03-03 Price Changed $225,000 GLVRMLS
• 2025-01-03 Listed $239,000 PMAR
• 2025-01-03 Listed $239,000 GLVRMLS
• 2024-03-09 Rental Removed $1,600 GLVRMLS
• 2024-02-27 Listed for Rent $1,600 GLVRMLS
• 2024-02-27 Rental Removed $1,800 PMAR
• 2024-01-29 Listed for Rent $1,800 PMAR
• 2023-08-23 Sold (Public Records) $210,000 Public Records
• 2023-08-07 Sold (MLS) $210,000 PMAR
• 2023-06-25 Listed $210,000 PMAR
• 2020-02-19 Listed $116,000 PMAR
• 2001-02-01 Sold (Public Records) $74,500 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,744 · +1.6% YoY. Source: county tax records.