145 Cottontail Rd · Pocono Pines, PA 18347

$179,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records

Built 2002 0.46 ac lot Est $351k · 49% under $100/mo HOA · 5% of rent ↓ 32% since listing

---

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 +21.5/30.0
• ARV discount +15.0/15.0
• 1% rule +7.3/10.0
• DSCR +6.9/10.0
• Appreciation +4.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

LOCUST LAKE VILLAGE Owner says sell-Lakeview raised chalet in pristine condition. 3 BR plus large loft 2 BA, modern kitchen, Fireplace. Beautiful Locust lakes with 3 lakes, tennis, ski slopes, security, great family community. Close to all Pocono attractions.

Key facts

• 0.46 acre lot
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 8.1% vs local median 4.0% 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: 247 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

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $179,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.46%
• DSCR: 1.29
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $351,204
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Selig Rd	0.04mi	3/2.0	1,384 (-11%)	5mo	$310,000	$224	76
260 Partridge Dr	0.48mi	3/2.0	1,556 (+0%)	10mo	$235,000	$151	69
1073 Maple Dr	0.49mi	3/2.0	1,579 (+2%)	11mo	$274,000	$174	65
1565 Lake Ln	0.15mi	3/2.0	1,392 (-10%)	12mo	$290,000	$208	65
224 Partridge Dr	0.37mi	3/2.0	1,440 (-7%)	10mo	$365,000	$253	62
205 Beech Ln	0.46mi	4/2.5 (+1)	1,572 (+1%)	11mo	$265,000	$169	61
174 Marthas Ln	0.68mi	4/2.0 (+1)	1,613 (+4%)	1mo	$365,000	$226	56
200 Elk Run Rd	0.53mi	3/2.0	1,392 (-10%)	6mo	$358,000	$257	53
1819 Stag Run	0.65mi	3/2.0	1,392 (-10%)	2mo	$355,000	$255	51
433 Berry Ln	0.74mi	3/2.0	1,438 (-8%)	6mo	$410,000	$285	48
420 Wagner Way	0.63mi	4/2.0 (+1)	1,476 (-5%)	12mo	$400,000	$271	47
155 Elk Run Rd	0.40mi	2/1.0 (-1)	1,344 (-14%)	9mo	$215,000	$160	42

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

Projected returns pro-forma

-1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $93
• Equity at exit: $39,186

10-year hold

• IRR: 7.3%
• Equity multiple: 1.67×
• Total profit: $33,677
• Equity at exit: $37,812

Cash invested: $50,120 (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 18347

• Home prices YoY: -0.7%
• Active inventory: 247
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$355 /mo · $4,260/yr
• Insurance: −$75
• HOA: −$100
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $270

Break-even live

Break-even rent $1,859

Max offer price $179,000

Occupancy floor 83%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
257 Farmers Ln Pocono Lake, PA	3.0	2.5	1344	$2,200	$1.64	13d	1	1.10mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 6 events

1. 2014-01-03
   soldstatus $165,000 259-char remark

   Show marketing remark (259 chars)

   LOCUST LAKE VILLAGE Owner says sell-Lakeview raised chalet in pristine condition. 3 BR plus large loft 2 BA, modern kitchen, Fireplace. Beautiful Locust lakes with 3 lakes, tennis, ski slopes, security, great family community. Close to all Pocono attractions.

2. 2013-11-16
   historical
3. 2012-10-12
   listed $179,000 259-char remark

   Show marketing remark (259 chars)

   LOCUST LAKE VILLAGE Owner says sell-Lakeview raised chalet in pristine condition. 3 BR plus large loft 2 BA, modern kitchen, Fireplace. Beautiful Locust lakes with 3 lakes, tennis, ski slopes, security, great family community. Close to all Pocono attractions.

4. 2012-10-12
   listed $179,000

   Show marketing remark (259 chars)

   LOCUST LAKE VILLAGE Owner says sell-Lakeview raised chalet in pristine condition. 3 BR plus large loft 2 BA, modern kitchen, Fireplace. Beautiful Locust lakes with 3 lakes, tennis, ski slopes, security, great family community. Close to all Pocono attractions.

5. 2012-01-22
   listed $279,900
6. 2008-12-08
   soldstatus $241,100

ⓘ 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: $4,260 · $355/mo
• Projected year-2 tax: $4,260 · $355/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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: −$10,027
• − Property taxes: −$4,260
• − Insurance: −$895
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,200
• − Depreciation: −$5,207
• Taxable income: $587
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $3,095/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

• City population: 595
• Population (ZIP): 3,535

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Black 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 16% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 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: ▼ -1.47%
• Current HPI: 202.3693
• 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

-31.6% since first listed

6 events — show timeline

• 2014-01-03 Sold (MLS) $165,000 PMAR
• 2013-11-16 Listing Removed — BRIGHT MLS
• 2012-10-12 Listed $179,000 BRIGHT MLS
• 2012-10-12 Listed $179,000 PMAR
• 2012-01-22 Listed $279,900 PMAR
• 2008-12-08 Sold (Public Records) $241,100 Public Records

Property tax history

+1.4%/yr

Latest (2026): $4,260 · +3.3% YoY. Source: county tax records.