3114 Pocono Dr · Saw Creek, PA 18302

$165,000

2 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 21 Days on market

Built 1970 1.00 ac lot Est $323k · 49% under $29/mo HOA · 1% of rent

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +6.7/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Offered today, is this hand-crafted labor of love cozy cabin escape in the Pocono Mountains! This owner is ready to pass the torch on their artistic vision allowing new owners to bring their touch to this property. This 2 Bedroom 1 bathroom cabin offers multiple creative spaces, hidden passages, an open courtyard, artistic touches, and more! Whether this is a year-round residence or your Poconos escape, it is sure to keep your creative gears turning with the endless possibilities it offers. Do not miss out on this property as it offers owner financing!

Key facts

• 1 acre lot
• 5 parking spots
• Built 1970

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $350 (about $29.17/month); Community picnic area

Exterior

• Parking: Open parking for 5 vehicles
• Utilities: Private water; Holding tank sewer
• Home design: Single-family residential property
• Exterior features: 1.0-acre lot; Subdivision: Pocono Heights; Directions: From 402 left on Coolbaugh, left on Pocono Dr.; house on the right

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfurnished; Propane fireplace (1)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: 271 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.17% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $322,944
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3273 Heights Dr	0.40mi	3/2.0 (+1)	1,850 (-0%)	15mo	$275,000	$149	60
278 Coolbaugh Rd	0.21mi	3/1.5 (+1)	2,032 (+10%)	20mo	$335,000	$165	51
3507 Leaf Ct	0.73mi	3/2.5 (+1)	1,680 (-10%)	3mo	$379,900	$226	37
3377 Masons Ln	0.66mi	3/2.0 (+1)	1,686 (-9%)	11mo	$293,000	$174	36
126 Sweet Water Lane Ln	0.65mi	3/1.0 (+1)	2,000 (+8%)	22mo	$268,000	$134	34
3511 Leaf Ct	0.74mi	3/2.5 (+1)	1,677 (-10%)	21mo	$359,800	$215	21
3511 Leaf Ct	0.74mi	3/2.5 (+1)	1,677 (-10%)	21mo	$359,800	$215	21

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-500
• Equity at exit: $24,602

10-year hold

• IRR: 9.4%
• Equity multiple: 1.72×
• Total profit: $33,395
• Equity at exit: $14,266

Cash invested: $46,200 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$69
• HOA: −$29
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $412

Break-even live

Break-even rent $1,417

Max offer price $165,000

Occupancy floor 74%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 17 events

1. 2026-06-19
   days on market $165,000 Active 21 DOM
2. 2026-06-18
   days on market $165,000 Active 20 DOM
3. 2026-06-17
   days on market $165,000 Active 19 DOM
4. 2026-06-16
   days on market $165,000 Active 18 DOM
5. 2026-06-15
   days on market $165,000 Active 17 DOM
6. 2026-06-14
   days on market $165,000 Active 15 DOM
7. 2026-06-13
   days on market $165,000 Active 14 DOM
8. 2026-06-10
   days on market $165,000 Active 12 DOM
9. 2026-06-09
   days on market $165,000 Active 11 DOM
10. 2026-06-08
    days on market $165,000 Active 10 DOM
11. 2026-06-07
    days on market $165,000 Active 9 DOM
12. 2026-06-05
    days on market $165,000 Active 6 DOM
13. 2026-06-02
    days on market $165,000 Active 4 DOM
14. 2026-06-01
    days on market $165,000 Active 3 DOM
15. 2026-05-31
    status $165,000 Active 2 DOM
16. 2026-05-09
    status Pending
17. 2026-05-08
    listed $165,000 Active

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $2,242 · $187/mo
• Expected delta: +$365/yr (+$30/mo · 19.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 12 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: $23,258
• − Mortgage interest: −$9,243
• − Property taxes: −$1,877
• − Insurance: −$825
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$348
• − Depreciation: −$4,800
• Taxable income: $2,444
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $4,354/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

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

2 events — show timeline

• 2026-05-09 Pending — PMAR
• 2026-05-08 Listed $165,000 PMAR

Property tax history

-4.8%/yr

Latest (2026): $1,877 · +1.6% YoY. Source: county tax records.