211 Falls Cir · Saw Creek, PA 18324

$195,000

2 bd · 2.0 ba · 1,041 sqft · Townhouse public records · 76 Days on market

Built 1983 2,178 sqft lot $187/sqft · 26% above area Est $151k · 29% over

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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 +25.0/30.0
• DSCR +8.2/10.0
• Appreciation +6.8/10.0
• 1% rule +6.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Move-in ready and perfectly located just minutes from Shawnee Mountain Ski Area--this well-maintained 2BR/2BA townhouse offers the ideal mix of comfort, style, and convenience!Step inside to an open-concept main level featuring durable laminate flooring and a spacious layout perfect for everyday living or entertaining. The kitchen offers ample cabinet space and a breakfast bar for casual meals, flowing effortlessly into the dining area highlighted by a stunning stone fireplace. Enjoy year-round relaxation with sliding doors leading to your private deck and a bright, oversized sunroom--perfect for morning coffee or unwinding after a day on the slopes. The first floor includes a full bath with a Jacuzzi tub, creating a spa-like retreat. Upstairs, you'll find two generously sized bedrooms with ceiling fans, a second full bath with tile finishes, and a flexible bonus space ideal for a home office, den, or additional living area. Step right outside to a community tennis court just behind the home--perfect for an active lifestyle without leaving your backyard. Low-maintenance living in a prime Poconos location close to skiing, hiking, dining, and year-round attractions. Whether you're looking for a full-time home, weekend escape, or investment property--this one checks all the boxes. Don't miss your chance to own near Shawnee--schedule your showing today!

Key facts

• Private deck
• Ample cabinet space
• Stone fireplace

Tags

• OPEN CONCEPT MAIN LEVEL
• DURABLE LAMINATE FLOORING
• AMPLE CABINET SPACE
• BREAKFAST BAR
• STONE FIREPLACE
• PRIVATE DECK

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $195k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $183k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 $55k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($183k) 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 $111k; list at $195k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $183,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.4

CMA / ARV

• ARV (median comp): $151,305
• List price: $195,000
• Delta: 28.88%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Falls Cir	0.06mi	2/2.0	1,016 (-2%)	14mo	$170,000	$167	81
159 Stream Ct	0.24mi	2/2.0	1,090 (+5%)	2mo	$141,130	$129	80
219 Sterling Ct	0.13mi	2/2.0	950 (-9%)	5mo	$157,000	$165	75
140 English Ct	0.12mi	2/3.0	1,090 (+5%)	13mo	$210,000	$193	72
254 Bristol Way	0.28mi	2/2.0	1,071 (+3%)	17mo	$129,000	$120	68
514 Wales Ct	0.21mi	2/1.5	960 (-8%)	12mo	$160,000	$167	65
107 Woods Ln	0.11mi	1/1.0 (-1)	900 (-14%)	11mo	$168,300	$187	54
251 Bristol Way	0.27mi	2/1.5	960 (-8%)	24mo	$130,000	$135	52

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: 17.5%
• Equity multiple: 2.02×
• Total profit: $55,866
• Equity at exit: $93,289

10-year hold

• IRR: 18.5%
• Equity multiple: 3.83×
• Total profit: $154,563
• Equity at exit: $148,291

Cash invested: $54,600 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$209 /mo · $2,506/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $425

Break-even live

Break-even rent $1,662

Max offer price $195,000

Occupancy floor 76%

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: $48,750
• Closing costs: $5,850
• 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	1d	1	0.44mi

Listing history 24 events

1. 2026-06-19
   days on market $195,000 Active 76 DOM
2. 2026-06-18
   days on market $195,000 Active 75 DOM
3. 2026-06-17
   days on market $195,000 Active 74 DOM
4. 2026-06-16
   days on market $195,000 Active 73 DOM
5. 2026-06-15
   days on market $195,000 Active 72 DOM
6. 2026-06-14
   days on market $195,000 Active 70 DOM
7. 2026-06-13
   days on market $195,000 Active 69 DOM
8. 2026-06-10
   days on market $195,000 Active 67 DOM
9. 2026-06-09
   days on market $195,000 Active 66 DOM
10. 2026-06-08
    days on market $195,000 Active 65 DOM
11. 2026-06-07
    days on market $195,000 Active 64 DOM
12. 2026-06-05
    days on market $195,000 Active 61 DOM
13. 2026-06-02
    days on market $195,000 Active 59 DOM
14. 2026-06-01
    days on market $195,000 Active 58 DOM
15. 2026-05-31
    days on market $195,000 Active 57 DOM
16. 2026-05-30
    days on market $195,000 Active 56 DOM
17. 2026-03-30
    listed $195,000 Active 1371-char remark

    Show marketing remark (1371 chars)

    Move-in ready and perfectly located just minutes from Shawnee Mountain Ski Area--this well-maintained 2BR/2BA townhouse offers the ideal mix of comfort, style, and convenience!Step inside to an open-concept main level featuring durable laminate flooring and a spacious layout perfect for everyday living or entertaining. The kitchen offers ample cabinet space and a breakfast bar for casual meals, flowing effortlessly into the dining area highlighted by a stunning stone fireplace. Enjoy year-round relaxation with sliding doors leading to your private deck and a bright, oversized sunroom--perfect for morning coffee or unwinding after a day on the slopes. The first floor includes a full bath with a Jacuzzi tub, creating a spa-like retreat. Upstairs, you'll find two generously sized bedrooms with ceiling fans, a second full bath with tile finishes, and a flexible bonus space ideal for a home office, den, or additional living area. Step right outside to a community tennis court just behind the home--perfect for an active lifestyle without leaving your backyard. Low-maintenance living in a prime Poconos location close to skiing, hiking, dining, and year-round attractions. Whether you're looking for a full-time home, weekend escape, or investment property--this one checks all the boxes. Don't miss your chance to own near Shawnee--schedule your showing today!

18. 2026-03-30
    listed $195,000 Active 1371-char remark

    Show marketing remark (1371 chars)

    Move-in ready and perfectly located just minutes from Shawnee Mountain Ski Area--this well-maintained 2BR/2BA townhouse offers the ideal mix of comfort, style, and convenience!Step inside to an open-concept main level featuring durable laminate flooring and a spacious layout perfect for everyday living or entertaining. The kitchen offers ample cabinet space and a breakfast bar for casual meals, flowing effortlessly into the dining area highlighted by a stunning stone fireplace. Enjoy year-round relaxation with sliding doors leading to your private deck and a bright, oversized sunroom--perfect for morning coffee or unwinding after a day on the slopes. The first floor includes a full bath with a Jacuzzi tub, creating a spa-like retreat. Upstairs, you'll find two generously sized bedrooms with ceiling fans, a second full bath with tile finishes, and a flexible bonus space ideal for a home office, den, or additional living area. Step right outside to a community tennis court just behind the home--perfect for an active lifestyle without leaving your backyard. Low-maintenance living in a prime Poconos location close to skiing, hiking, dining, and year-round attractions. Whether you're looking for a full-time home, weekend escape, or investment property--this one checks all the boxes. Don't miss your chance to own near Shawnee--schedule your showing today!

19. 2025-07-10
    price $185,000
20. 2025-04-17
    listed $195,500 Active
21. 2022-08-17
    soldstatus $111,020
22. 2022-08-16
    soldstatus $111,020
23. 2022-07-23
    listed $92,000
24. 1983-09-02
    soldstatus $8,000

ⓘ 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: $2,506 · $209/mo
• Projected year-2 tax: $2,793 · $233/mo
• Expected delta: +$288/yr (+$24/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 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: $26,400
• − Mortgage interest: −$10,923
• − Property taxes: −$2,506
• − Insurance: −$975
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,673
• Taxable income: $2,100
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $4,600/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

+2337.5% since first listed

8 events — show timeline

• 2026-03-30 Listed $195,000 GSBR as distributed by MLS GRID
• 2026-03-30 Listed $195,000 PMAR
• 2025-07-10 Price Changed $185,000 PMAR
• 2025-04-17 Listed $195,500 PMAR
• 2022-08-17 Sold (Public Records) $111,020 Public Records
• 2022-08-16 Sold (MLS) $111,020 PMAR
• 2022-07-23 Listed $92,000 PMAR
• 1983-09-02 Sold (Public Records) $8,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,506 · +1.6% YoY. Source: county tax records.