612 Mountain View Way · Saw Creek, PA 18324

$190,000

2 bd · 2.0 ba · 1,125 sqft · Townhouse public records · 7 Days on market

Built 1989 1,742 sqft lot Est $188k · at est. $212/mo HOA · 10% 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).

• Cash flow +19.5/30.0
• ARV discount +7.0/15.0
• Appreciation +6.8/10.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in The Falls at Saw Creek in Bushkill, this 3-bedroom, 3.5-bath townhouse stands out with a private ensuite bathroom in every bedroom--a rare feature that adds comfort and flexibility for everyday living or hosting guests. The updated kitchen features granite countertops, a breakfast bar, and stainless steel appliances, including a gas range, making it as functional as it is inviting. The living room opens up with vaulted ceilings and a gas fireplace, creating a bright, open space that feels both cozy and spacious. The back balcony deck offers the sweet sounds of nature and nearby creek. With a newer roof, HVAC system, and appliances already in place, much of the heavy lifting has been done for you. Plus, enjoy access to community amenities, including a pool & hot tub, perfect for relaxing during the warmer months, and is only a short distance from everything the Poconos has to offer! Whether you're looking for a full-time residence or a personal getaway, this home offers the comfort, layout, and ease of living that's hard to find.

Key facts

• Updated kitchen
• Granite countertops
• Breakfast bar

Tags

• PRIVATE ENSUITE BATHROOM
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• BREAKFAST BAR
• STAINLESS STEEL APPLIANCES
• GAS RANGE

Property features AI

Finance

• HOA & community: Annual association fee of $2,544

Exterior

• Parking: Off-street parking; Parking lot
• Utilities: Public water; Public sewer
• Home design: Wood siding exterior; Tar/gravel roof; Above-grade finished living area reported
• Construction: Wood siding construction; Tar/gravel roof; Year built: Unknown
• Exterior features: Propane tank (leased)

Interior

• Kitchen: Gas oven and gas range; Dishwasher; Refrigerator; Eat-in kitchen
• Bedrooms: Two bedrooms on lower level; One bedroom on third level
• Flooring: Carpet; Hardwood; Laminate; Resilient; Vinyl
• Bathrooms: Three full bathrooms (including ensuites with tub/shower and a full bath with shower and walk-in closet); One half bathroom
• Heating & cooling: Forced air heating (Gas and Propane); Central air conditioning
• Interior features: Dining area; Eat-in kitchen; Finished basement
• Laundry & utility: Laundry room on lower level; Washer; Electric dryer (electric dryer hookup); Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 7.7% 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: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $86k; list at $190k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $190,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.16% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.87%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $187,875
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Stream Ct	0.41mi	2/2.0	1,090 (-3%)	2mo	$141,130	$129	74
503 English Ct	0.33mi	2/2.0	1,200 (+7%)	2mo	$160,000	$133	72
201 Falls Cir	0.12mi	2/2.0	1,016 (-10%)	14mo	$170,000	$167	66
140 English Ct	0.30mi	2/3.0	1,090 (-3%)	13mo	$210,000	$193	66
320 Crewe Ct	0.27mi	2/2.0	1,200 (+7%)	17mo	$170,000	$142	62
254 Bristol Way	0.47mi	2/2.0	1,071 (-5%)	17mo	$129,000	$120	56
514 Wales Ct	0.40mi	2/1.5	960 (-15%)	12mo	$160,000	$167	45
2025 Sec 3 Manchester Dr	0.70mi	2/2.0	956 (-15%)	11mo	$165,000	$173	33

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.79×
• Total profit: $41,933
• Equity at exit: $90,897

10-year hold

• IRR: 15.0%
• Equity multiple: 3.33×
• Total profit: $124,035
• Equity at exit: $144,489

Cash invested: $53,200 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 290
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$79
• HOA: −$212
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $216

Break-even live

Break-even rent $1,927

Max offer price $190,000

Occupancy floor 85%

Sensitivity live

Price	-10% $323	-5% $270	+0% $216	+5% $162	+10% $108
Rent	-10% $42	-5% $129	+0% $216	+5% $303	+10% $390
Rate	-1.0pp $312	-0.5pp $264	base $216	+0.5pp $167	+1.0pp $117

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	0d	1	0.33mi

HOA detail

• Monthly dues: $212 · $2,544/yr
• Likely covers: gaspool

Listing history 13 events

1. 2026-05-15
   status Pending

   Show marketing remark (1062 chars)

   Located in The Falls at Saw Creek in Bushkill, this 3-bedroom, 3.5-bath townhouse stands out with a private ensuite bathroom in every bedroom--a rare feature that adds comfort and flexibility for everyday living or hosting guests. The updated kitchen features granite countertops, a breakfast bar, and stainless steel appliances, including a gas range, making it as functional as it is inviting. The living room opens up with vaulted ceilings and a gas fireplace, creating a bright, open space that feels both cozy and spacious. The back balcony deck offers the sweet sounds of nature and nearby creek. With a newer roof, HVAC system, and appliances already in place, much of the heavy lifting has been done for you. Plus, enjoy access to community amenities, including a pool & hot tub, perfect for relaxing during the warmer months, and is only a short distance from everything the Poconos has to offer! Whether you're looking for a full-time residence or a personal getaway, this home offers the comfort, layout, and ease of living that's hard to find.

2. 2026-05-15
   status Pending 1062-char remark

   Show marketing remark (1062 chars)

   Located in The Falls at Saw Creek in Bushkill, this 3-bedroom, 3.5-bath townhouse stands out with a private ensuite bathroom in every bedroom--a rare feature that adds comfort and flexibility for everyday living or hosting guests. The updated kitchen features granite countertops, a breakfast bar, and stainless steel appliances, including a gas range, making it as functional as it is inviting. The living room opens up with vaulted ceilings and a gas fireplace, creating a bright, open space that feels both cozy and spacious. The back balcony deck offers the sweet sounds of nature and nearby creek. With a newer roof, HVAC system, and appliances already in place, much of the heavy lifting has been done for you. Plus, enjoy access to community amenities, including a pool & hot tub, perfect for relaxing during the warmer months, and is only a short distance from everything the Poconos has to offer! Whether you're looking for a full-time residence or a personal getaway, this home offers the comfort, layout, and ease of living that's hard to find.

3. 2026-05-07
   listed $190,000 Active

   Show marketing remark (1062 chars)

   Located in The Falls at Saw Creek in Bushkill, this 3-bedroom, 3.5-bath townhouse stands out with a private ensuite bathroom in every bedroom--a rare feature that adds comfort and flexibility for everyday living or hosting guests. The updated kitchen features granite countertops, a breakfast bar, and stainless steel appliances, including a gas range, making it as functional as it is inviting. The living room opens up with vaulted ceilings and a gas fireplace, creating a bright, open space that feels both cozy and spacious. The back balcony deck offers the sweet sounds of nature and nearby creek. With a newer roof, HVAC system, and appliances already in place, much of the heavy lifting has been done for you. Plus, enjoy access to community amenities, including a pool & hot tub, perfect for relaxing during the warmer months, and is only a short distance from everything the Poconos has to offer! Whether you're looking for a full-time residence or a personal getaway, this home offers the comfort, layout, and ease of living that's hard to find.

4. 2026-05-07
   listed $190,000 Active 1062-char remark

   Show marketing remark (1062 chars)

   Located in The Falls at Saw Creek in Bushkill, this 3-bedroom, 3.5-bath townhouse stands out with a private ensuite bathroom in every bedroom--a rare feature that adds comfort and flexibility for everyday living or hosting guests. The updated kitchen features granite countertops, a breakfast bar, and stainless steel appliances, including a gas range, making it as functional as it is inviting. The living room opens up with vaulted ceilings and a gas fireplace, creating a bright, open space that feels both cozy and spacious. The back balcony deck offers the sweet sounds of nature and nearby creek. With a newer roof, HVAC system, and appliances already in place, much of the heavy lifting has been done for you. Plus, enjoy access to community amenities, including a pool & hot tub, perfect for relaxing during the warmer months, and is only a short distance from everything the Poconos has to offer! Whether you're looking for a full-time residence or a personal getaway, this home offers the comfort, layout, and ease of living that's hard to find.

5. 2020-04-15
   soldstatus $86,400
6. 2020-04-13
   soldstatus $86,400
7. 2020-04-13
   soldstatus $86,400
8. 2019-10-30
   listed $86,400
9. 2019-10-30
   listed $86,400
10. 2015-03-09
    listed $74,900
11. 2014-12-29
    listed $87,900
12. 2014-03-21
    soldstatus $24,000
13. 2013-12-10
    listed $29,900

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $2,909 · $242/mo
• Expected delta: +$93/yr (+$8/mo · 3.3%)

ⓘ 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 4/10 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: $26,400
• − Mortgage interest: −$10,643
• − Property taxes: −$2,816
• − Insurance: −$950
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,544
• − Depreciation: −$5,527
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,663/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

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 243.6754
• 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

+535.5% since first listed

13 events — show timeline

• 2026-05-15 Pending — GLVRMLS
• 2026-05-15 Pending — PMAR
• 2026-05-07 Listed $190,000 PMAR
• 2026-05-07 Listed $190,000 GLVRMLS
• 2020-04-15 Sold (Public Records) $86,400 Public Records
• 2020-04-13 Sold (MLS) $86,400 LCAR
• 2020-04-13 Sold (MLS) $86,400 PMAR
• 2019-10-30 Listed $86,400 LCAR
• 2019-10-30 Listed $86,400 PMAR
• 2015-03-09 Listed $74,900 PMAR
• 2014-12-29 Listed $87,900 PMAR
• 2014-03-21 Sold (MLS) $24,000 PMAR
• 2013-12-10 Listed $29,900 PMAR

Property tax history

+1.0%/yr

Latest (2026): $2,816 · +1.6% YoY. Source: county tax records.