6433 Marvin Gardens Dr · Mount Pocono, PA 18466

$249,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 80 Days on market

Built 1984 0.26 ac lot $195/sqft · 46% above area Est $307k · 19% under $149/mo HOA · 7% 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 +11.3/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM Located in the amenity-filled gated community of Pocono Country Place, this 3BR, 2BA home located in the gated community of Pocono Country Place. Featuring hardwood floors throughout, spacious living areas, and a bright four-season sunroom perfect for year-round enjoyment. The home also offers a heated oversized garage for added convenience and storage. Situated on a nicely sized lot with access to community lakes, beaches, pools, tennis courts, clubhouse amenities, and 24-hour security. Ideal as a primary residence, vacation retreat, or investment opportunity in the heart of the Pocono Mountains. OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM

Key facts

• Gated community
• Community beaches
• Community lakes

Tags

• GATED COMMUNITY
• HARDWOOD FLOORS
• FOUR-SEASON SUNROOM
• HEATED OVERSIZED GARAGE
• COMMUNITY LAKES
• COMMUNITY BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (16.2% below list).
• Recommended offer: $209k (16.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 355 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $36k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $208,698 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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?
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: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.55%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $307,478
• List price: $249,000
• Delta: -19.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
532 Country Place Dr	0.16mi	3/2.0	1,263 (-1%)	4mo	$242,000	$192	87
1150 Country Place Dr	0.38mi	3/2.0	1,320 (+3%)	3mo	$240,000	$182	75
3188 Carobeth Dr	0.47mi	3/1.5	1,292 (+1%)	0mo	$380,000	$294	74
7511 Crestview Dr	0.39mi	3/2.0	1,342 (+5%)	2mo	$270,000	$201	72
7515 Crestview Dr	0.37mi	3/1.0	1,250 (-2%)	3mo	$300,000	$240	72
5389 Vine Ter	0.64mi	3/2.0	1,281 (+0%)	1mo	$175,000	$137	69
462 Country Place Dr	0.33mi	3/2.0	1,428 (+12%)	1mo	$255,000	$179	65
8229 Sunset Dr	0.42mi	3/2.0	1,144 (-11%)	2mo	$190,000	$166	61
765 Country Place Dr	0.54mi	3/2.0	1,400 (+9%)	3mo	$195,699	$140	57
1094 Country Place Dr	0.52mi	3/2.0	1,140 (-11%)	2mo	$297,000	$261	56
6128 Boardwalk Dr	0.47mi	3/2.5	1,144 (-11%)	3mo	$285,000	$249	56
8191 Elk Ct	0.53mi	3/2.0	1,134 (-11%)	1mo	$245,000	$216	55

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.23×
• Total profit: $15,936
• Equity at exit: $103,053

10-year hold

• IRR: 7.7%
• Equity multiple: 2.08×
• Total profit: $75,549
• Equity at exit: $152,211

Cash invested: $69,720 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$180 /mo · $2,162/yr
• Insurance: −$104
• HOA: −$149
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $-90

Break-even live

Break-even rent $2,201

Max offer price $233,109

Occupancy floor 99%

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.06mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	0.32mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	43d	1	0.56mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	0.64mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	0.83mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.83mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.10mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	20d	1	1.33mi

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: poolsecurity

Listing history 25 events

1. 2026-06-07
   statusdays on market $249,000 Pending 80 DOM
2. 2026-06-02
   days on market $249,000 Active 78 DOM
3. 2026-06-01
   status $249,000 Active 77 DOM
4. 2026-05-13
   price $249,000 691-char remark

   Show marketing remark (691 chars)

   OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM Located in the amenity-filled gated community of Pocono Country Place, this 3BR, 2BA home located in the gated community of Pocono Country Place. Featuring hardwood floors throughout, spacious living areas, and a bright four-season sunroom perfect for year-round enjoyment. The home also offers a heated oversized garage for added convenience and storage. Situated on a nicely sized lot with access to community lakes, beaches, pools, tennis courts, clubhouse amenities, and 24-hour security. Ideal as a primary residence, vacation retreat, or investment opportunity in the heart of the Pocono Mountains. OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM

5. 2026-04-10
   price $270,000 691-char remark

   Show marketing remark (691 chars)

   OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM Located in the amenity-filled gated community of Pocono Country Place, this 3BR, 2BA home located in the gated community of Pocono Country Place. Featuring hardwood floors throughout, spacious living areas, and a bright four-season sunroom perfect for year-round enjoyment. The home also offers a heated oversized garage for added convenience and storage. Situated on a nicely sized lot with access to community lakes, beaches, pools, tennis courts, clubhouse amenities, and 24-hour security. Ideal as a primary residence, vacation retreat, or investment opportunity in the heart of the Pocono Mountains. OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM

6. 2026-03-04
   listed $285,000 Active 691-char remark

   Show marketing remark (691 chars)

   OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM Located in the amenity-filled gated community of Pocono Country Place, this 3BR, 2BA home located in the gated community of Pocono Country Place. Featuring hardwood floors throughout, spacious living areas, and a bright four-season sunroom perfect for year-round enjoyment. The home also offers a heated oversized garage for added convenience and storage. Situated on a nicely sized lot with access to community lakes, beaches, pools, tennis courts, clubhouse amenities, and 24-hour security. Ideal as a primary residence, vacation retreat, or investment opportunity in the heart of the Pocono Mountains. OPEN HOUSE !!! - 03/14/2026 - 10AM - 12PM

7. 2025-10-05
   historical
8. 2025-08-29
   price $275,000
9. 2025-08-18
   price $295,000
10. 2025-08-18
    price $295,000
11. 2025-07-04
    listed $300,000 Active
12. 2025-07-02
    listed $300,000 Active
13. 2024-11-19
    historical $1,900
14. 2024-10-23
    price $1,900
15. 2024-09-28
    price $2,000
16. 2024-08-31
    listed $2,200
17. 2024-08-15
    listed $259,900 Active
18. 2024-02-17
    historical $2,000
19. 2024-01-29
    price $2,000
20. 2024-01-11
    listed $2,300
21. 2022-11-16
    soldstatus $252,000
22. 2022-11-14
    soldstatus $252,000 Closed
23. 2022-10-05
    listed $249,900 Active
24. 2019-09-12
    listed $175,000
25. 1997-11-17
    soldstatus $30,000

ⓘ 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: $2,162 · $180/mo
• Projected year-2 tax: $3,048 · $254/mo
• Expected delta: +$886/yr (+$74/mo · 41.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 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: $25,044
• − Mortgage interest: −$13,948
• − Property taxes: −$2,162
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − HOA: −$1,788
• − Depreciation: −$7,244
• Taxable loss: −$5,349
• Est. tax savings @ 24.0%: +$1,284
• After-tax cash flow: $204/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,997

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 2.36%
• Current HPI: 202.4134
• 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

+730.0% since first listed

22 events — show timeline

• 2026-05-13 Price Changed $249,000 PWMLS
• 2026-04-10 Price Changed $270,000 PWMLS
• 2026-03-04 Listed $285,000 PWMLS
• 2025-10-05 Listing Removed — GLVRMLS
• 2025-08-29 Price Changed $275,000 GLVRMLS
• 2025-08-18 Price Changed $295,000 PMAR
• 2025-08-18 Price Changed $295,000 GLVRMLS
• 2025-07-04 Listed $300,000 PMAR
• 2025-07-02 Listed $300,000 GLVRMLS
• 2024-11-19 Rental Removed $1,900 PMAR
• 2024-10-23 Price Changed $1,900 PMAR
• 2024-09-28 Price Changed $2,000 PMAR
• 2024-08-31 Listed for Rent $2,200 PMAR
• 2024-08-15 Listed $259,900 PMAR
• 2024-02-17 Rental Removed $2,000 PMAR
• 2024-01-29 Price Changed $2,000 PMAR
• 2024-01-11 Listed for Rent $2,300 PMAR
• 2022-11-16 Sold (Public Records) $252,000 Public Records
• 2022-11-14 Sold (MLS) $252,000 PMAR
• 2022-10-05 Listed $249,900 PMAR
• 2019-09-12 Listed $175,000 PMAR
• 1997-11-17 Sold (Public Records) $30,000 Public Records

Property tax history

-0.7%/yr

Latest (2026): $2,162 · +3.2% YoY. Source: county tax records.