351 Charles Folly Rd · Penn Estates, PA 18321

$228,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 103 Days on market

Built 1973 0.34 ac lot $188/sqft · 14% above area Est $351k · 35% 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +8.0/10.0
• Appreciation +5.9/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Handy? Have Vision? Contractor, Flipper or Investor? This 2100 Sq. Ft. house is IDEALLY LOCATED in Bartonsville- just micro minutes to shopping plaza's , Rt. 611 & I-80!!! This 2-Story- 3BR/2BATH home offers good sized rooms and a great location, but could take some remodeling and updating. Huge 31 x 18 Rear deck with HOT TUB, Fenced Rear Yard. .. NEW WTR. HEATER & PRESS. TANK is a PLUS. Laundry/Utility Room offers VARIOUS OPTIONS. BEING SOLD ''AS-IS''.

Key facts

• Press tank
• Hot tub
• Laundry utility room

Tags

• REAR DECK
• HOT TUB
• FENCED REAR YARD
• NEW WTR HEATER
• PRESS TANK
• LAUNDRY UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Recommended offer: $208k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in Penn Estates — 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 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities 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: 30 active listings in the ZIP; 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 (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~5 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 103 days — a 9% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $228k implies a 358% gain — meaningful room to come down on a strong offer.

Recommended offer $207,935 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 6.4

CMA / ARV

• ARV (median comp): $350,512
• List price: $228,500
• Delta: -34.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Louise Ln	0.24mi	3/2.0	1,056 (-13%)	3mo	$280,000	$265	64
4641 Buck Valley Cir	0.47mi	3/2.0	1,204 (-1%)	23mo	$285,000	$237	57
180 Michelle Ln	0.26mi	2/1.0 (-1)	1,040 (-14%)	22mo	$150,000	$144	36

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.83×
• Total profit: $52,984
• Equity at exit: $86,557

10-year hold

• IRR: 18.3%
• Equity multiple: 3.38×
• Total profit: $151,958
• Equity at exit: $121,958

Cash invested: $63,980 (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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,965 medium
• Mortgage (P&I): −$1,198
• Tax from tax record: −$384 /mo · $4,603/yr
• Insurance: −$95
• HOA: −$29
• Vacancy / Maint / Mgmt: −$623
• Net cashflow: $637

Break-even live

Break-even rent $2,160

Max offer price $228,500

Occupancy floor 74%

Sensitivity live

Price	-10% $766	-5% $701	+0% $637	+5% $572	+10% $507
Rent	-10% $402	-5% $520	+0% $637	+5% $754	+10% $871
Rate	-1.0pp $752	-0.5pp $695	base $637	+0.5pp $577	+1.0pp $517

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: $57,125
• Closing costs: $6,855
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 9 events

1. 2026-06-10
   statusdays on market $228,500 Pending 103 DOM
2. 2026-06-08
   days on market $228,500 Active 102 DOM
3. 2026-06-07
   days on market $228,500 Active 101 DOM
4. 2026-06-02
   days on market $228,500 Active 96 DOM
5. 2026-06-01
   days on market $228,500 Active 95 DOM
6. 2026-05-31
   days on market $228,500 Active 94 DOM
7. 2026-05-30
   days on market $228,500 Active 93 DOM
8. 2026-02-25
   listed $258,500 Active 478-char remark

   Show marketing remark (478 chars)

   Handy? Have Vision? Contractor, Flipper or Investor? This 2100 Sq. Ft. house is IDEALLY LOCATED in Bartonsville- just micro minutes to shopping plaza's , Rt. 611 & I-80!!! This 2-Story- 3BR/2BATH home offers good sized rooms and a great location, but could take some remodeling and updating. Huge 31 x 18 Rear deck with HOT TUB, Fenced Rear Yard. .. NEW WTR. HEATER & PRESS. TANK is a PLUS. Laundry/Utility Room offers VARIOUS OPTIONS. BEING SOLD ''AS-IS''.

9. 1986-01-14
   soldstatus $49,900

ⓘ 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: $4,603 · $384/mo
• Projected year-2 tax: $4,603 · $384/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 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $35,586
• − Mortgage interest: −$12,800
• − Property taxes: −$4,603
• − Insurance: −$1,142
• − Repairs & maintenance: −$2,847
• − Management: −$2,847
• − HOA: −$348
• − Depreciation: −$6,647
• Taxable income: $4,352
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $6,596/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

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

• Population (ZIP): 1,746

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 8% Russian/Polish/Slavic 2% Vietnamese 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: ▲ 1.71%
• Current HPI: 162.4904
• 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

+418.0% since first listed

2 events — show timeline

• 2026-02-25 Listed $258,500 PMAR
• 1986-01-14 Sold (Public Records) $49,900 Public Records

Property tax history

+1.7%/yr

Latest (2026): $4,603 · +2.1% YoY. Source: county tax records.