127 Georganna Dr · Arlington Heights, PA 18302

$375,000

3 bd · 2.5 ba · 3,129 sqft · SingleFamily · 6 Days on market

Built 1988 Good condition 1.23 ac lot $120/sqft · 8% above area Est $348k · 8% over

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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).

• Cash flow +15.8/30.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• ARV discount +4.0/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your private Pocono retreat! Located at 127 Georganna Drive in East Stroudsburg, this pristine 3-bedroom, 2.5-bathroom Colonial is a rare find, situated on 1.23 sprawling acres with NO HOA. Offering the perfect blend of freedom and comfort, this home is ideally positioned in the East Stroudsburg, just minutes from I-80, Route 209, and prime local shopping & dining. Inside, the main level features a bright, airy living room filled with natural light and a cozy family room perfect for relaxing evenings. The heart of the home boasts a functional U-shaped kitchen with a charming breakfast nook and a formal dining room for effortless entertaining. Upstairs, the spacious primary

Key facts

• U-shaped kitchen
• Cozy family room
• Sprawling acres

Tags

• PRIVATE POCONO RETREAT
• SPRAWLING ACRES
• NO HOA
• BRIGHT AIRY LIVING ROOM
• COZY FAMILY ROOM
• U-SHAPED KITCHEN

Property features AI

Exterior

• Parking: Total 8 parking spaces; Attached 2-car garage with inside entrance; 6 open parking spaces; Driveway; garage faces front; on-site parking
• Security: Security lights
• Utilities: Well water; Septic tank; 200+ amp electric service
• Home design: Single-family house; Residential property; 1.23-acre lot; Back yard, front yard and wooded areas; Paved public road frontage on a state road
• Construction: Vinyl siding; Asphalt roof; Full, partially finished basement
• Exterior features: Rain gutters; Awnings; Storage shed(s); Patio, front porch and rear porch; Sliding doors and storm doors; Above-ground private pool; Above-ground heated spa/hot tub; Asphalt roof

Interior

• Kitchen: Gas oven; Gas range; Refrigerator; Microwave; Bar refrigerator
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (oil); Ductless cooling
• Interior features: Bar and wet bar; High ceilings with vaulted areas; Recessed lighting; Storage; Bay windows with wood frames; Furnished negotiable
• Laundry & utility: Washer and dryer; Laundry on the main level; Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (6.7% below list).
• Recommended offer: $350k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Arlington Heights — 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 77/100 on livability (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D.
• 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.
• Zoned schools: East Stroudsburg El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 605 students, 58% FRL); J T Lambert Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 942 students, 61% FRL); East Stroudsburg Shs South (math 43% / reading 50%, grade D-, #177 of 437 statewide, top 40%, 1,338 students, 48% FRL).
• Market conditions: 272 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 (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $350,000 (6.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $347,986
• List price: $375,000
• Delta: 7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Georganna Dr	0.00mi	3/2.5	3,129 (0%)	1mo	$427,500	$137	100
12723 Magnolia Dr	0.41mi	4/2.5 (+1)	2,978 (-5%)	5mo	$329,000	$110	64
131 Waverly Dr	0.31mi	4/2.5 (+1)	3,159 (+1%)	22mo	$320,000	$101	61
120 Georganna Dr	0.06mi	4/2.5 (+1)	2,670 (-15%)	17mo	$324,000	$121	54
1019 Dancing Ridge Rd	0.61mi	3/3.0	2,813 (-10%)	4mo	$355,000	$126	50

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-49,666
• Equity at exit: $55,914

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-28,808
• Equity at exit: $32,423

Cash invested: $105,000 (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: 272
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $173

Break-even live

Break-even rent $3,280

Max offer price $375,000

Occupancy floor 90%

Sensitivity live

Price	-10% $433	-5% $303	+0% $173	+5% $44	+10% $-86
Rent	-10% $-103	-5% $35	+0% $173	+5% $312	+10% $450
Rate	-1.0pp $362	-0.5pp $269	base $173	+0.5pp $76	+1.0pp $-23

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Jennifer Ln East Stroudsburg, PA	4.0	2.5	2200	$3,500	$1.59	45d	1	0.07mi

Listing history 2 events

1. 2026-05-04
   status Pending 1644-char remark
2. 2026-04-28
   listed $375,000 Active 1644-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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: $42,000
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,909
• Taxable loss: −$4,135
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $3,074/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained 3-bedroom Colonial is in good condition with a good ROI potential for both resale and rental.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint enhances curb appeal and property value
• Rental Replace the hot tub — A functional hot tub can attract renters and add value
• Resale Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value
• Resale Install new flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Fresh paint enhances curb appeal and property value ↑
• Rental Replace the hot tub — A functional hot tub can attract renters and add value ↑
• Resale Upgrade the kitchen appliances — Modern appliances can increase the home's appeal and value ↑
• Resale Install new flooring in the bathrooms — New flooring can improve the look and feel of the bathrooms ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

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

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

+14.0% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $427,500 PMAR
• 2026-05-04 Pending — PMAR
• 2026-04-28 Listed $375,000 PMAR