3116 Woodland Ct · Saw Creek, PA 18324

$239,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 13 Days on market

Built 1974 0.41 ac lot $312/sqft · 87% above area Est $282k · 15% under

---

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).

• ARV discount +14.2/15.0
• Cash flow +11.1/30.0
• Appreciation +6.8/10.0
• DSCR +3.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

All Reasonable Offers Considered! A MUST see! Many upgrades to this gem! 2 PLUS bedrooms and 2 Full Bathrooms. Two additional rooms in Finished Basement can be converted to bedrooms for a total of FOUR bedrooms. Well Maintained Ranch with custom HARDWOOD Floors. Nice size Kitchen, Wood BURNING FIREPLACE and Beautiful SUNROOM. Private DECK OVER LOOKING PRIVACY for barbecues and enjoying the TRANQUILITY that this house has! Additional building on property which can be used as a barn, storage or office. House is in move in condition. RO water filtration system plus whole house water filter. BRAND NEW septic installed. Generator hookup ready. No HOA'S and low taxes! Don?t wait, this will sell fast!

Key facts

• Quiet cul-de-sac
• Open floorplan
• Stone fireplace

Tags

• RAISED RANCH
• QUIET CUL-DE-SAC
• HALF AN ACRE
• OPEN FLOORPLAN
• KITCHEN ISLAND
• STONE FIREPLACE

Property features AI

Finance

• Other: Property used for residential single-family occupancy
• Financial info: Tax information available (not included per instructions)
• HOA & community: No subdivision or HOA listed

Exterior

• Parking: On-site open parking; Driveway; 6 open parking spaces
• Security: No specific security features listed
• Utilities: Well water; Septic tank
• Home design: Single-family house; Residential property; No subdivision; Located on Woodland Ct in Bushkill, PA
• Construction: Asphalt and rubber roof; Below-grade finished area present; Above-grade finished area present
• Exterior features: Patio; Front porch; Deck; Sliding doors; Shed(s) and storage; Located on a cul-de-sac; Paved public-maintained road

Interior

• Kitchen: Electric oven; Range; Refrigerator; Kitchen island; Eat-in kitchen
• Bedrooms: Details not specified
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove; Coal heating; Electric heating; Ceiling fans; Wall/window AC units
• Interior features: Eat-in kitchen; Kitchen island; Beamed ceilings; High ceilings; Open floorplan; Recessed lighting; Track lighting; Built-in features; Storage; Unfurnished; Has fireplace (1) — fireplace in dining room; Basement with French drain and sump pump; 9 rooms total
• Laundry & utility: Washer; Dryer; Water softener (owned); Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (21.6% below list).
• Recommended offer: $188k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y 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 $113k; list at $240k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,087 (21.6% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (median comp): $281,629
• List price: $239,900
• Delta: -14.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Wynding Way	0.17mi	2/1.0	768 (0%)	23mo	$181,000	$236	73

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: 7.3%
• Equity multiple: 1.43×
• Total profit: $29,091
• Equity at exit: $114,769

10-year hold

• IRR: 9.8%
• Equity multiple: 2.56×
• Total profit: $104,509
• Equity at exit: $182,436

Cash invested: $67,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,881 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$226 /mo · $2,717/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-99

Break-even live

Break-even rent $2,006

Max offer price $222,488

Occupancy floor —

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-06
   status Pending 968-char remark
2. 2026-04-21
   listed $239,900 Active 968-char remark
3. 2025-10-10
   status Active
4. 2025-10-07
   status Pending
5. 2025-07-03
   listed $240,000 Active
6. 2019-02-08
   soldstatus $113,000
7. 2019-02-07
   soldstatus $113,000

   Show marketing remark (704 chars)

   All Reasonable Offers Considered! A MUST see! Many upgrades to this gem! 2 PLUS bedrooms and 2 Full Bathrooms. Two additional rooms in Finished Basement can be converted to bedrooms for a total of FOUR bedrooms. Well Maintained Ranch with custom HARDWOOD Floors. Nice size Kitchen, Wood BURNING FIREPLACE and Beautiful SUNROOM. Private DECK OVER LOOKING PRIVACY for barbecues and enjoying the TRANQUILITY that this house has! Additional building on property which can be used as a barn, storage or office. House is in move in condition. RO water filtration system plus whole house water filter. BRAND NEW septic installed. Generator hookup ready. No HOA'S and low taxes! Don?t wait, this will sell fast!

8. 2018-05-27
   listed $124,500

   Show marketing remark (704 chars)

   All Reasonable Offers Considered! A MUST see! Many upgrades to this gem! 2 PLUS bedrooms and 2 Full Bathrooms. Two additional rooms in Finished Basement can be converted to bedrooms for a total of FOUR bedrooms. Well Maintained Ranch with custom HARDWOOD Floors. Nice size Kitchen, Wood BURNING FIREPLACE and Beautiful SUNROOM. Private DECK OVER LOOKING PRIVACY for barbecues and enjoying the TRANQUILITY that this house has! Additional building on property which can be used as a barn, storage or office. House is in move in condition. RO water filtration system plus whole house water filter. BRAND NEW septic installed. Generator hookup ready. No HOA'S and low taxes! Don?t wait, this will sell fast!

9. 1996-09-13
   soldstatus $45,000

ⓘ 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: $2,717 · $226/mo
• Projected year-2 tax: $3,254 · $271/mo
• Expected delta: +$537/yr (+$45/mo · 19.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $22,570
• − Mortgage interest: −$13,438
• − Property taxes: −$2,717
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,806
• − Management: −$1,806
• − Depreciation: −$6,979
• Taxable loss: −$5,375
• Est. tax savings @ 24.0%: +$1,290
• After-tax cash flow: $107/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

• 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

+433.1% since first listed

9 events — show timeline

• 2026-05-06 Pending — PMAR
• 2026-04-21 Listed $239,900 PMAR
• 2025-10-10 Relisted — PMAR
• 2025-10-07 Pending — PMAR
• 2025-07-03 Listed $240,000 PMAR
• 2019-02-08 Sold (Public Records) $113,000 Public Records
• 2019-02-07 Sold (MLS) $113,000 PMAR
• 2018-05-27 Listed $124,500 PMAR
• 1996-09-13 Sold (Public Records) $45,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,717 · +1.6% YoY. Source: county tax records.