165 Sweet Briar Rd · Pocono Pines, PA 18350

$399,000

3 bd · 2.0 ba · 1,854 sqft · SingleFamily public records · 239 Days on market

Built 1988 0.50 ac lot $215/sqft · 23% below area Est $479k · 17% under $88/mo HOA · 3% of rent

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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 +15.0/15.0
• Cash flow +6.1/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Appreciation +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.5/10.0

Listing remarks

🌲 Enchanted Pocono Cottage in Lake Naomi Woods 🌲 Tucked away in the serene Lake Naomi woods, this charming Pocono cottage offers the space and privacy you've been searching for—at a price that won't break the bank! Featuring three bedrooms plus a den, this home is perfect for families, weekend getaways, or hosting guests. Enjoy the spacious covered porch upstairs, ideal for morning coffee or evening relaxation. The second living area and game room provide plenty of room for entertainment and unwinding. Set on a generous lot well back from the road, you'll love the peace and quiet of your wooded surroundings. Warm wood accents throughout the home add rustic charm, and the fire pit a

Key facts

• 0.5 acre lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-739 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (32.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (32.3% below list).
• Recommended offer: $268k (32.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#532 in PA, #4,925 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety D, amenities 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: 98 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($351k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $200k; list at $399k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $268,397 (32.7% 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 239 days. Have you received any prior offers? Is the seller open to a 33% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.94%
• DSCR: 0.65
• GRM: 12.3

CMA / ARV

• ARV (median comp): $479,479
• List price: $399,000
• Delta: -16.78%
• 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
2392 Overlook Ln	0.20mi	4/2.0 (+1)	1,872 (+1%)	0mo	$551,000	$294	84
366 Appleseed Rd	0.28mi	3/2.0	1,934 (+4%)	1mo	$515,000	$266	79
2121 Camp Owaissa Ct	0.18mi	3/2.0	1,695 (-9%)	7mo	$639,900	$378	71
1153 Deer Trail Rd	0.37mi	3/3.0	1,800 (-3%)	10mo	$698,000	$388	65
310 Rte 423	0.07mi	3/2.5	2,032 (+10%)	17mo	$475,000	$234	65
349 Appleseed Rd	0.23mi	3/3.0	1,972 (+6%)	15mo	$415,000	$210	62
227 Buckskin Way	0.66mi	3/2.5	1,795 (-3%)	8mo	$640,000	$357	56
1516 Beech Spring Dr	0.29mi	3/2.0	1,575 (-15%)	10mo	$300,000	$190	53
132 Leatherstocking Ln	0.47mi	3/2.0	2,013 (+9%)	13mo	$415,000	$206	52
5256 Woodland Ave	0.53mi	3/3.0	2,046 (+10%)	10mo	$1,120,000	$547	46
1224 Longrifle Rd	0.65mi	3/2.0	1,610 (-13%)	7mo	$425,000	$264	42
413 Old Route 940	0.70mi	3/2.0	2,047 (+10%)	12mo	$265,000	$129	40

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

Projected returns pro-forma

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

5-year hold

• IRR: -30.2%
• Equity multiple: 0.00×
• Total profit: $-111,630
• Equity at exit: $59,492

10-year hold

• IRR: -31.7%
• Equity multiple: -0.41×
• Total profit: $-157,380
• Equity at exit: $34,498

Cash invested: $111,720 (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 18350

• Home prices YoY: -1.4%
• Active inventory: 98
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,703 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$528 /mo · $6,332/yr
• Insurance: −$166
• HOA: −$88
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-739

Break-even live

Break-even rent $3,638

Max offer price $268,397

Occupancy floor —

Sensitivity live

Price	-10% $-513	-5% $-626	+0% $-739	+5% $-852	+10% $-965
Rent	-10% $-953	-5% $-846	+0% $-739	+5% $-633	+10% $-526
Rate	-1.0pp $-538	-0.5pp $-638	base $-739	+0.5pp $-843	+1.0pp $-948

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 18 events

1. 2026-06-21
   days on market $399,000 Active 239 DOM
2. 2026-06-18
   days on market $399,000 Active 236 DOM
3. 2026-06-17
   days on market $399,000 Active 235 DOM
4. 2026-06-16
   days on market $399,000 Active 234 DOM
5. 2026-06-15
   days on market $399,000 Active 233 DOM
6. 2026-06-14
   days on market $399,000 Active 231 DOM
7. 2026-06-13
   days on market $399,000 Active 230 DOM
8. 2026-06-10
   days on market $399,000 Active 228 DOM
9. 2026-06-08
   days on market $399,000 Active 226 DOM
10. 2026-06-07
    days on market $399,000 Active 225 DOM
11. 2026-06-02
    days on market $399,000 Active 220 DOM
12. 2026-06-01
    days on market $399,000 Active 219 DOM
13. 2026-05-31
    days on market $399,000 Active 218 DOM
14. 2026-05-30
    days on market $399,000 Active 217 DOM
15. 2025-12-14
    status Active
16. 2025-09-29
    listed $399,000 Active
17. 2006-10-30
    soldstatus $200,000
18. 2003-10-14
    soldstatus $140,000

ⓘ 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: $6,332 · $528/mo
• Projected year-2 tax: $6,332 · $528/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $32,430
• − Mortgage interest: −$22,350
• − Property taxes: −$6,332
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,594
• − Management: −$2,594
• − HOA: −$1,056
• − Depreciation: −$11,607
• Taxable loss: −$16,099
• Est. tax savings @ 24.0%: +$3,864
• After-tax cash flow: $-5,008/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 — Pocono Pines

• Score: 74/100
• State rank: #532
• US rank: #4925

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocono Pines, PA
• City population: 595
• Population (ZIP): 595

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 12% Two or more races 5%
• Common ancestry: Romanian 6% Slovak 6% Russian 3%
• Foreign-born: 15% · South Korea
• Languages at home: 82% English-only · Korean 12% Other Indo-European 6%

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: ▼ -3.00%
• Current HPI: 215.5562
• 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

+185.0% since first listed

4 events — show timeline

• 2025-12-14 Relisted — PMAR
• 2025-09-29 Listed $399,000 PMAR
• 2006-10-30 Sold (Public Records) $200,000 Public Records
• 2003-10-14 Sold (Public Records) $140,000 Public Records

Property tax history

+3.6%/yr

Latest (2026): $6,332 · +3.3% YoY. Source: county tax records.