2014 Gorden Ridge Dr · Arlington Heights, PA 18302

$359,900

3 bd · 2.0 ba · 2,344 sqft · SingleFamily public records · 3 Days on market

Built 2003 1.02 ac lot Est $417k · 14% under

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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 +13.7/15.0
• Cash flow +13.5/30.0
• 1% rule +4.7/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 4-bedroom, 2.5-bath Colonial located in the desirable South Ridge neighborhood. Two-story central hall foyer welcomes you with a Palladian window that fills the space with natural light and a modern light fixture that sets the tone for the home's inviting interior. The formal living room offers wall-to-wall carpeting, while the spacious family room features durable vinyl plank flooring. The formal dining room is accented with vinyl plank floors, a ceiling fan, and sliding glass doors providing easy access to the rear deck. The bright and airy kitchen boasts a breakfast island and a dining area highlighted by a charming bump-out window overlooking the backyard. Upstairs, all four

Key facts

• Breakfast island
• Bump-out window
• Palladian window

Tags

• CENTRAL HALL FOYER
• PALLADIAN WINDOW
• LUXURY VINYL PLANK FLOORING
• BREAKFAST ISLAND
• BUMP-OUT WINDOW
• FINISHED LOWER LEVEL

Property features AI

Exterior

• Parking: Attached 2-car garage; Driveway and off-street parking
• Utilities: Electric with circuit breakers; Well water; Septic tank
• Home design: Two-story home; Vinyl siding; Facing and entry level not specified
• Construction: Vinyl siding construction; Asphalt/fiberglass roof; Full finished basement
• Exterior features: Deck; Wooded, mostly flat lot; Public paved road frontage; Has a view

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Electric range; Kitchen island; Eat-in kitchen
• Bedrooms: Bedrooms on multiple levels (details not specified)
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Oil hot water baseboard heating
• Interior features: Dining area and a separate/formal dining room; Entrance foyer; Eat-in kitchen with kitchen island; Game room; Main-level family room; Walk-in closets
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $10 ($121/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (2.8% below list).
• Recommended offer: $350k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Arlington Heights — 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 77/100 on livability (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D.
• 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.
• Zoned schools: East Stroudsburg El Sch (math 32% / reading 52%, grade F, #883 of 1,518 statewide, top 61%, 605 students, 58% FRL); J T Lambert Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 942 students, 61% FRL); East Stroudsburg Shs South (math 43% / reading 50%, grade D-, #177 of 437 statewide, top 40%, 1,338 students, 48% FRL).
• Market conditions: 272 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $11k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Recommended offer $350,000 (2.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.97% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $417,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Pheasant Run	0.24mi	3/2.5	2,090 (-11%)	0mo	$385,300	$184	69
2043 Gorden Ridge Dr	0.34mi	3/2.5	2,194 (-6%)	10mo	$425,000	$194	63
84 Lenape Dr	0.49mi	4/3.0 (+1)	2,360 (+1%)	8mo	$320,000	$136	60
361 Hallowood Dr	0.65mi	3/2.0	2,348 (+0%)	16mo	$370,000	$158	57
72 Lenape Dr	0.60mi	4/3.0 (+1)	2,280 (-3%)	10mo	$345,000	$151	50
551 Highland Dr	0.69mi	4/2.5 (+1)	2,424 (+3%)	10mo	$365,000	$151	47
1037 Bear Swamp Rd	0.37mi	4/2.5 (+1)	2,150 (-8%)	20mo	$369,500	$172	45
438 Rolling Hill Way	0.56mi	3/2.0	2,165 (-8%)	23mo	$510,000	$236	42
108 Lenape Dr	0.39mi	4/2.5 (+1)	2,621 (+12%)	17mo	$467,000	$178	41
18 Adam Labar Rd	0.63mi	4/2.5 (+1)	2,627 (+12%)	6mo	$515,000	$196	38
542 Hallowood Dr	0.72mi	3/2.5	2,637 (+12%)	12mo	$520,000	$197	34
62 Lenape Dr	0.67mi	4/2.0 (+1)	2,012 (-14%)	23mo	$323,000	$161	21

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-57,460
• Equity at exit: $53,662

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-48,325
• Equity at exit: $31,118

Cash invested: $100,772 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 272
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,887
• Tax from tax record: −$718 /mo · $8,611/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $10

Break-even live

Break-even rent $3,487

Max offer price $359,900

Occupancy floor 95%

Sensitivity live

Price	-10% $214	-5% $112	+0% $10	+5% $-92	+10% $-194
Rent	-10% $-266	-5% $-128	+0% $10	+5% $148	+10% $287
Rate	-1.0pp $191	-0.5pp $102	base $10	+0.5pp $-83	+1.0pp $-178

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Jennifer Ln East Stroudsburg, PA	4.0	2.5	2200	$3,500	$1.59	45d	1	1.21mi

Listing history 5 events

1. 2026-06-21
   status $359,900 Pending 3 DOM
2. 2026-06-19
   days on market $359,900 Active 3 DOM
3. 2026-06-18
   days on market $359,900 Active 2 DOM
4. 2026-06-17
   remarks 699-char remark
5. 2026-06-17
   listed $359,900 Active 1 DOM

ⓘ 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: $8,611 · $718/mo
• Projected year-2 tax: $8,611 · $718/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $42,000
• − Mortgage interest: −$20,160
• − Property taxes: −$8,611
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$10,470
• Taxable loss: −$5,761
• Est. tax savings @ 24.0%: +$1,383
• After-tax cash flow: $1,504/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 — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+60.7% since first listed

9 events — show timeline

• 2026-06-16 Listed $359,900 GLVRMLS
• 2025-04-04 Listing Removed — BRIGHT MLS
• 2025-04-04 Listing Removed — GLVRMLS
• 2025-03-30 Listed $360,000 BRIGHT MLS
• 2025-03-26 Coming Soon — BRIGHT MLS
• 2025-03-25 Listed $360,000 PMAR
• 2025-03-25 Listed $360,000 GLVRMLS
• 2021-07-13 Listed $335,000 PMAR
• 2018-11-14 Listed $223,900 PMAR

Property tax history

+0.5%/yr

Latest (2026): $8,611 · +1.7% YoY. Source: county tax records.