6319 Laurel Rd · Tobyhanna, PA 18346

$259,900

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 91 Days on market

Built 1967 0.41 ac lot $271/sqft · 59% above area Est $319k · 19% under $64/mo HOA · 3% 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 +13.9/30.0
• Appreciation +5.8/10.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked into a peaceful, tree-lined neighborhood in the heart of the Pocono Mountains, this home is in the kind of setting buyers picture when they think of a mountain escape. Just 1 mile from Kalahari Indoor Water Park & Resort, this home combines a relaxing wooded feel with close proximity to the area's TOP ATTRACTIONS. Residents enjoy access to a community lake and tennis courts, and more, adding to the lifestyle this location offers. Inside, the home features approximately 1,800 square feet, including 3 bedrooms, 3 baths, an office, being used as a guest room at the moment with outside entrance, spacious living areas, a large kitchen, a cozy wood-burning fireplace, and a fully finished basement currently used as a family room. With nearby access to skiing, golf, state parks, shopping, dining, and year-round recreation, this property is ideal as a full-time home, weekend getaway, or vacation escape. STR is allowed, please confirm. Most windows were replace in 2023

Key facts

• Community lake
• Tennis courts
• 0.41 acre lot

Tags

• TREE LINED NEIGHBORHOOD
• COMMUNITY LAKE
• TENNIS COURTS
• COZY WOOD BURNING FIREPLACE
• FULLY FINISHED BASEMENT
• NEARBY ACCESS TO SKIING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $31 ($370/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 $225k (13.3% below list).
• Recommended offer: $225k (13.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 57 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 $6k of equity ($2k loan paydown + $4k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.
• Current owner paid $185k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $225,252 (13.3% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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: 0.87% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.51%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (median comp): $319,246
• List price: $259,900
• Delta: -18.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
263 Stillwater Dr	0.53mi	3/1.0	960 (0%)	11mo	$239,000	$249	64
288 Stillwater Dr	0.55mi	2/2.0 (-1)	957 (-0%)	14mo	$300,000	$313	55
1146 Colt Ln	0.75mi	3/2.0	912 (-5%)	2mo	$247,835	$272	53
5228 Hummingbird Dr	0.62mi	3/2.0	1,025 (+7%)	17mo	$249,000	$243	44

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

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.19×
• Total profit: $13,719
• Equity at exit: $96,057

10-year hold

• IRR: 7.7%
• Equity multiple: 1.99×
• Total profit: $71,978
• Equity at exit: $133,526

Cash invested: $72,772 (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 18346

• Home prices YoY: 0.8%
• Active inventory: 57
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,253 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$213 /mo · $2,561/yr
• Insurance: −$108
• HOA: −$64
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $31

Break-even live

Break-even rent $2,214

Max offer price $259,900

Occupancy floor 94%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-18
   days on market $259,900 Active 91 DOM
2. 2026-06-17
   days on market $259,900 Active 90 DOM
3. 2026-06-16
   days on market $259,900 Active 89 DOM
4. 2026-06-15
   days on market $259,900 Active 88 DOM
5. 2026-06-14
   days on market $259,900 Active 86 DOM
6. 2026-06-13
   days on market $259,900 Active 85 DOM
7. 2026-06-10
   days on market $259,900 Active 83 DOM
8. 2026-06-08
   days on market $259,900 Active 81 DOM
9. 2026-06-07
   days on market $259,900 Active 80 DOM
10. 2026-06-02
    days on market $259,900 Active 75 DOM
11. 2026-06-01
    days on market $259,900 Active 74 DOM
12. 2026-05-31
    days on market $259,900 Active 73 DOM
13. 2026-05-30
    days on market $259,900 Active 72 DOM
14. 2026-03-18
    listed $259,900 Active 986-char remark

    Show marketing remark (986 chars)

    Tucked into a peaceful, tree-lined neighborhood in the heart of the Pocono Mountains, this home is in the kind of setting buyers picture when they think of a mountain escape. Just 1 mile from Kalahari Indoor Water Park & Resort, this home combines a relaxing wooded feel with close proximity to the area's TOP ATTRACTIONS. Residents enjoy access to a community lake and tennis courts, and more, adding to the lifestyle this location offers. Inside, the home features approximately 1,800 square feet, including 3 bedrooms, 3 baths, an office, being used as a guest room at the moment with outside entrance, spacious living areas, a large kitchen, a cozy wood-burning fireplace, and a fully finished basement currently used as a family room. With nearby access to skiing, golf, state parks, shopping, dining, and year-round recreation, this property is ideal as a full-time home, weekend getaway, or vacation escape. STR is allowed, please confirm. Most windows were replace in 2023

15. 2022-11-30
    soldstatus $185,000
16. 2022-11-29
    soldstatus $185,000 Closed 829-char remark

    Show marketing remark (829 chars)

    Drastic Price Reduction! Perfect Opportunity for Your Pocono Mountains Getaway OR the Short-Term Rental Located 1 MILE from Kalahari Indoor Water Park & Resort! Live in this Private Tree Lined Community with Beautiful Lake with Private Beach & Tennis Courts! Centrally Located to All the Poconos has to Offer, 15 Minutes to Multiple Ski Areas, All Indoor & Outdoor Water Parks, Golf Courses & State Parks! All This Yet only 1 Minute Off the Interstate for Convenience! This 1,800 Square Foot Home Offers 3 Bedrooms, 2 Full Baths, Office (currently storage), Large Living Room & Kitchen, Fully Finished Basement with a Speakeasy Bar Tucked Away! Perfect Investment Opportunity! Please Note that Home is in Good Condition However Due to Listed Price it is Sold ''As Is'', Inspections for Buyer Info On

17. 2022-11-29
    soldstatus $185,000 Sold

    Show marketing remark (829 chars)

    Drastic Price Reduction! Perfect Opportunity for Your Pocono Mountains Getaway OR the Short-Term Rental Located 1 MILE from Kalahari Indoor Water Park & Resort! Live in this Private Tree Lined Community with Beautiful Lake with Private Beach & Tennis Courts! Centrally Located to All the Poconos has to Offer, 15 Minutes to Multiple Ski Areas, All Indoor & Outdoor Water Parks, Golf Courses & State Parks! All This Yet only 1 Minute Off the Interstate for Convenience! This 1,800 Square Foot Home Offers 3 Bedrooms, 2 Full Baths, Office (currently storage), Large Living Room & Kitchen, Fully Finished Basement with a Speakeasy Bar Tucked Away! Perfect Investment Opportunity! Please Note that Home is in Good Condition However Due to Listed Price it is Sold ''As Is'', Inspections for Buyer Info On

18. 2022-10-25
    status Pending
19. 2022-10-20
    price $179,800
20. 2022-10-07
    price $179,800 829-char remark

    Show marketing remark (829 chars)

    Drastic Price Reduction! Perfect Opportunity for Your Pocono Mountains Getaway OR the Short-Term Rental Located 1 MILE from Kalahari Indoor Water Park & Resort! Live in this Private Tree Lined Community with Beautiful Lake with Private Beach & Tennis Courts! Centrally Located to All the Poconos has to Offer, 15 Minutes to Multiple Ski Areas, All Indoor & Outdoor Water Parks, Golf Courses & State Parks! All This Yet only 1 Minute Off the Interstate for Convenience! This 1,800 Square Foot Home Offers 3 Bedrooms, 2 Full Baths, Office (currently storage), Large Living Room & Kitchen, Fully Finished Basement with a Speakeasy Bar Tucked Away! Perfect Investment Opportunity! Please Note that Home is in Good Condition However Due to Listed Price it is Sold ''As Is'', Inspections for Buyer Info On

21. 2022-09-22
    listed $199,800 Active
22. 2022-08-26
    listed $199,800 Active 829-char remark

    Show marketing remark (829 chars)

    Drastic Price Reduction! Perfect Opportunity for Your Pocono Mountains Getaway OR the Short-Term Rental Located 1 MILE from Kalahari Indoor Water Park & Resort! Live in this Private Tree Lined Community with Beautiful Lake with Private Beach & Tennis Courts! Centrally Located to All the Poconos has to Offer, 15 Minutes to Multiple Ski Areas, All Indoor & Outdoor Water Parks, Golf Courses & State Parks! All This Yet only 1 Minute Off the Interstate for Convenience! This 1,800 Square Foot Home Offers 3 Bedrooms, 2 Full Baths, Office (currently storage), Large Living Room & Kitchen, Fully Finished Basement with a Speakeasy Bar Tucked Away! Perfect Investment Opportunity! Please Note that Home is in Good Condition However Due to Listed Price it is Sold ''As Is'', Inspections for Buyer Info On

23. 2022-07-11
    listed $217,000
24. 2007-03-23
    soldstatus $95,000

ⓘ 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: $2,561 · $213/mo
• Projected year-2 tax: $3,334 · $278/mo
• Expected delta: +$773/yr (+$64/mo · 30.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $27,030
• − Mortgage interest: −$14,558
• − Property taxes: −$2,561
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$768
• − Depreciation: −$7,561
• Taxable loss: −$4,043
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $1,340/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 — Tobyhanna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,316

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 0.65)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Cuban 2% Dominican 3%
• Common ancestry: Russian 8% Romanian 6% Slovak 5%
• Foreign-born: 20% · Canada
• Languages at home: 77% English-only · Spanish 19% Russian/Polish/Slavic 4%

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: ▲ 1.54%
• Current HPI: 189.8011
• 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

+173.6% since first listed

11 events — show timeline

• 2026-03-18 Listed $259,900 PMAR
• 2022-11-30 Sold (Public Records) $185,000 Public Records
• 2022-11-29 Sold (MLS) $185,000 GLVRMLS
• 2022-11-29 Sold (MLS) $185,000 PMAR
• 2022-10-25 Pending — GLVRMLS
• 2022-10-20 Price Changed $179,800 GLVRMLS
• 2022-10-07 Price Changed $179,800 PMAR
• 2022-09-22 Listed $199,800 GLVRMLS
• 2022-08-26 Listed $199,800 PMAR
• 2022-07-11 Listed $217,000 PMAR
• 2007-03-23 Sold (Public Records) $95,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $2,561 · +3.3% YoY. Source: county tax records.