3152 Hamlet Dr · Mount Pocono, PA 18466

$250,000

3 bd · 2.0 ba · 904 sqft · SingleFamily public records · 38 Days on market

Built 1985 0.32 ac lot $277/sqft · 22% above area Est $227k · 10% over $13/mo HOA · 1% 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).

• Cash flow +15.3/30.0
• Appreciation +6.2/10.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• ARV discount +3.0/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Immaculate Home move in ready! Great three bedroom, two bath home updated through out. Vaulted ceiling, spacious kitchen, all base cabinets have sliders, open floor plan, circular driveway, shed and a back deck.

Key facts

• Juliette balcony
• Back deck
• Vaulted ceilings

Tags

• VAULTED CEILINGS
• MODERN KITCHEN
• PRIVATE EN-SUITE BATH
• JULIETTE BALCONY
• LARGE STORAGE SHED
• BACK DECK

Property features AI

Finance

• HOA & community: Homeowners association with clubhouse; Annual association fee of $155 (about $12.92/month)

Exterior

• Parking: Driveway and off-street parking; 3 open parking spaces
• Utilities: Public water; Septic sewer
• Home design: Single family house; 1 story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Private maintained road; Lot is 0.32 acres; Residential zoning

Interior

• Kitchen: Electric oven; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Ceiling fan cooling
• Interior features: High ceilings; Open floorplan; Living room fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $217k (13.2% below list).
• Recommended offer: $217k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.1% in Mount Pocono — 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 (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 355 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $150k; list at $250k implies a 67% 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 $216,991 (13.2% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.87% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (median comp): $227,476
• List price: $250,000
• Delta: 9.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3120 Essex Rd	0.54mi	2/2.0 (-1)	936 (+4%)	4mo	$435,000	$465	61
533 Graham Ln	0.50mi	3/1.0	960 (+6%)	10mo	$200,000	$208	54
111 Dorchester Dr	0.19mi	3/1.0	1,000 (+11%)	19mo	$216,000	$216	54
112 Ewe Ln	0.68mi	3/1.5	960 (+6%)	8mo	$242,500	$253	49
1222 Cambell Way	0.69mi	3/1.0	960 (+6%)	21mo	$150,000	$156	36
6 Old Post Rd	0.73mi	2/1.0 (-1)	960 (+6%)	14mo	$125,000	$130	35

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.39×
• Total profit: $27,610
• Equity at exit: $103,467

10-year hold

• IRR: 10.2%
• Equity multiple: 2.44×
• Total profit: $100,704
• Equity at exit: $152,822

Cash invested: $70,000 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $93

Break-even live

Break-even rent $2,052

Max offer price $250,000

Occupancy floor 91%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 20 events

1. 2026-06-19
   days on market $250,000 Active 38 DOM
2. 2026-06-18
   days on market $250,000 Active 37 DOM
3. 2026-06-17
   days on market $250,000 Active 36 DOM
4. 2026-06-16
   days on market $250,000 Active 35 DOM
5. 2026-06-15
   days on market $250,000 Active 34 DOM
6. 2026-06-14
   days on market $250,000 Active 32 DOM
7. 2026-06-13
   days on market $250,000 Active 31 DOM
8. 2026-06-10
   days on market $250,000 Active 29 DOM
9. 2026-06-09
   days on market $250,000 Active 28 DOM
10. 2026-06-08
    days on market $250,000 Active 27 DOM
11. 2026-06-07
    days on market $250,000 Active 26 DOM
12. 2026-06-02
    days on market $250,000 Active 21 DOM
13. 2026-06-01
    days on market $250,000 Active 20 DOM
14. 2026-05-31
    days on market $250,000 Active 19 DOM
15. 2026-05-30
    days on market $250,000 Active 18 DOM
16. 2026-05-12
    listed $250,000 Active 553-char remark
17. 2026-03-02
    listed $250,000 Active
18. 2021-08-30
    soldstatus $149,900
19. 2021-08-13
    soldstatus $149,900

    Show marketing remark (211 chars)

    Immaculate Home move in ready! Great three bedroom, two bath home updated through out. Vaulted ceiling, spacious kitchen, all base cabinets have sliders, open floor plan, circular driveway, shed and a back deck.

20. 2021-06-21
    listed $149,900

    Show marketing remark (211 chars)

    Immaculate Home move in ready! Great three bedroom, two bath home updated through out. Vaulted ceiling, spacious kitchen, all base cabinets have sliders, open floor plan, circular driveway, shed and a back deck.

ⓘ 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: $2,314 · $193/mo
• Projected year-2 tax: $3,132 · $261/mo
• Expected delta: +$818/yr (+$68/mo · 35.3%)

ⓘ 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) · 69% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $26,039
• − Mortgage interest: −$14,004
• − Property taxes: −$2,314
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$156
• − Depreciation: −$7,273
• Taxable loss: −$3,124
• Est. tax savings @ 24.0%: +$750
• After-tax cash flow: $1,868/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,997

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.36%
• Current HPI: 202.4134
• 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

+66.8% since first listed

5 events — show timeline

• 2026-05-12 Listed $250,000 PMAR
• 2026-03-02 Listed $250,000 PMAR
• 2021-08-30 Sold (Public Records) $149,900 Public Records
• 2021-08-13 Sold (MLS) $149,900 PMAR
• 2021-06-21 Listed $149,900 PMAR

Property tax history

-2.7%/yr

Latest (2026): $2,314 · +3.2% YoY. Source: county tax records.