45 June Berry Dr · Thornhurst, PA 18424

$225,000

3 bd · 1.5 ba · 1,150 sqft · SingleFamily · 134 Days on market

0.30 ac lot $196/sqft · 11% above area Est $203k · 11% over $87/mo HOA · 4% of rent

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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 +17.5/30.0
• Appreciation +9.2/10.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Schools +5.0/10.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bath home designed with family living in mind. Featuring a comfortable layout, bright living spaces, and a backyard perfect for playtime or gatherings, this home is ready for memories to be made.

Key facts

• 0.3 acre lot
• Listed 134 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, 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 134 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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 $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (median comp): $203,158
• List price: $225,000
• Delta: 10.75%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Cedar Ln	0.25mi	2/1.5 (-1)	1,193 (+4%)	2mo	$105,000	$88	75
149 Magnolia Dr	0.11mi	2/1.0 (-1)	1,028 (-11%)	0mo	$180,000	$175	70
22 Primrose Ln	0.15mi	4/1.5 (+1)	1,240 (+8%)	6mo	$195,000	$157	70
314 Evergreen L 314 Dr	0.36mi	2/1.5 (-1)	1,112 (-3%)	20mo	$118,000	$106	56
45 Hawthorn Dr	0.40mi	2/1.0 (-1)	1,079 (-6%)	17mo	$162,500	$151	50
31 (f/k/a 441) Evergreen Dr	0.37mi	2/1.0 (-1)	1,040 (-10%)	21mo	$180,000	$173	42

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.75×
• Total profit: $110,267
• Equity at exit: $177,952

10-year hold

• IRR: 21.2%
• Equity multiple: 5.96×
• Total profit: $312,456
• Equity at exit: $360,139

Cash invested: $63,000 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$87
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $171

Break-even live

Break-even rent $2,078

Max offer price $225,000

Occupancy floor 88%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Joseph Ln Thornhurst Township, PA	4.0	2.0	1200	$2,295	$1.91	13d	1	0.22mi

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 23 events

1. 2026-05-31
   days on market $225,000 Active 134 DOM
2. 2026-05-30
   days on market $225,000 Active 133 DOM
3. 2026-01-17
   listed $225,000 Active 233-char remark

   Show marketing remark (233 chars)

   Welcome to this charming 3-bedroom, 2-bath home designed with family living in mind. Featuring a comfortable layout, bright living spaces, and a backyard perfect for playtime or gatherings, this home is ready for memories to be made.

4. 2023-09-05
   soldstatus $257,000
5. 2023-08-25
   soldstatus $257,000 Closed 1133-char remark

   Show marketing remark (1133 chars)

   Welcome to your future home in the amenity filled community of Thornhurst Country Club Estates! This 3 Bed/2 bath home was just renovated. This home is located in the North Pocono School district and features a gorgeous Brand-new kitchen, with stainless steel appliances and granite countertops. There are 2 Beautiful Brand-new bathrooms and all new Luxury Vinyl flooring throughout, The Lower level can easily be finished to an additional 1000 sq. ft of living, not included in the gross sq ft listed. It's Just waiting for you to make it your dream space, a home theater, office, man cave?, Baths: 2+ Bath Lev 1,Modern, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1110.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: The Community features a 9-hole, Par 31 golf course, clubhouse, Pavilion, swimming pool, basketball, and tennis courts. It's almost totally surrounded by the Lackawanna State Forest and State Game lands w/ snowmobile & hiking trails!!!Link to website to see more information on the community:http://thornhurstcountryclubestates.com/thornhurst/

6. 2023-07-15
   status Pending 1133-char remark

   Show marketing remark (1133 chars)

   Welcome to your future home in the amenity filled community of Thornhurst Country Club Estates! This 3 Bed/2 bath home was just renovated. This home is located in the North Pocono School district and features a gorgeous Brand-new kitchen, with stainless steel appliances and granite countertops. There are 2 Beautiful Brand-new bathrooms and all new Luxury Vinyl flooring throughout, The Lower level can easily be finished to an additional 1000 sq. ft of living, not included in the gross sq ft listed. It's Just waiting for you to make it your dream space, a home theater, office, man cave?, Baths: 2+ Bath Lev 1,Modern, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1110.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: The Community features a 9-hole, Par 31 golf course, clubhouse, Pavilion, swimming pool, basketball, and tennis courts. It's almost totally surrounded by the Lackawanna State Forest and State Game lands w/ snowmobile & hiking trails!!!Link to website to see more information on the community:http://thornhurstcountryclubestates.com/thornhurst/

7. 2023-06-26
   status Active 1133-char remark

   Show marketing remark (1133 chars)

   Welcome to your future home in the amenity filled community of Thornhurst Country Club Estates! This 3 Bed/2 bath home was just renovated. This home is located in the North Pocono School district and features a gorgeous Brand-new kitchen, with stainless steel appliances and granite countertops. There are 2 Beautiful Brand-new bathrooms and all new Luxury Vinyl flooring throughout, The Lower level can easily be finished to an additional 1000 sq. ft of living, not included in the gross sq ft listed. It's Just waiting for you to make it your dream space, a home theater, office, man cave?, Baths: 2+ Bath Lev 1,Modern, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1110.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: The Community features a 9-hole, Par 31 golf course, clubhouse, Pavilion, swimming pool, basketball, and tennis courts. It's almost totally surrounded by the Lackawanna State Forest and State Game lands w/ snowmobile & hiking trails!!!Link to website to see more information on the community:http://thornhurstcountryclubestates.com/thornhurst/

8. 2023-06-18
   status Pending 1133-char remark

   Show marketing remark (1133 chars)

   Welcome to your future home in the amenity filled community of Thornhurst Country Club Estates! This 3 Bed/2 bath home was just renovated. This home is located in the North Pocono School district and features a gorgeous Brand-new kitchen, with stainless steel appliances and granite countertops. There are 2 Beautiful Brand-new bathrooms and all new Luxury Vinyl flooring throughout, The Lower level can easily be finished to an additional 1000 sq. ft of living, not included in the gross sq ft listed. It's Just waiting for you to make it your dream space, a home theater, office, man cave?, Baths: 2+ Bath Lev 1,Modern, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1110.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: The Community features a 9-hole, Par 31 golf course, clubhouse, Pavilion, swimming pool, basketball, and tennis courts. It's almost totally surrounded by the Lackawanna State Forest and State Game lands w/ snowmobile & hiking trails!!!Link to website to see more information on the community:http://thornhurstcountryclubestates.com/thornhurst/

9. 2023-04-14
   listed $264,900 Active 1133-char remark

   Show marketing remark (1133 chars)

   Welcome to your future home in the amenity filled community of Thornhurst Country Club Estates! This 3 Bed/2 bath home was just renovated. This home is located in the North Pocono School district and features a gorgeous Brand-new kitchen, with stainless steel appliances and granite countertops. There are 2 Beautiful Brand-new bathrooms and all new Luxury Vinyl flooring throughout, The Lower level can easily be finished to an additional 1000 sq. ft of living, not included in the gross sq ft listed. It's Just waiting for you to make it your dream space, a home theater, office, man cave?, Baths: 2+ Bath Lev 1,Modern, Beds: 2+ Bed 1st, Mstr 1st, SqFt Fin - Main: 1110.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Modern Kitchen: Y, SqFt Fin - 2nd: 0.00, Additional Info: The Community features a 9-hole, Par 31 golf course, clubhouse, Pavilion, swimming pool, basketball, and tennis courts. It's almost totally surrounded by the Lackawanna State Forest and State Game lands w/ snowmobile & hiking trails!!!Link to website to see more information on the community:http://thornhurstcountryclubestates.com/thornhurst/

10. 2022-02-14
    soldstatus $114,500
11. 2022-02-11
    soldstatus $114,500 Closed
12. 2022-02-11
    soldstatus $114,500
13. 2022-02-10
    soldstatus
14. 2022-02-10
    soldstatus $114,500
15. 2022-01-13
    status Pending
16. 2021-12-17
    status Active
17. 2021-12-07
    status Pending
18. 2021-11-02
    listed $119,000 Active
19. 2021-11-01
    listed $119,000
20. 2021-11-01
    listed $119,000
21. 2021-11-01
    listed $119,000
22. 2017-08-28
    soldstatus $24,900
23. 2017-06-14
    listed $24,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $27,540
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$1,044
• − Depreciation: −$6,545
• Taxable loss: −$1,559
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,428/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Thornhurst

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+803.6% since first listed

21 events — show timeline

• 2026-01-17 Listed $225,000 LCAR
• 2023-09-05 Sold (Public Records) $257,000 Public Records
• 2023-08-25 Sold (MLS) $257,000 GSBR as distributed by MLS GRID
• 2023-07-15 Pending — GSBR as distributed by MLS GRID
• 2023-06-26 Relisted — GSBR as distributed by MLS GRID
• 2023-06-18 Pending — GSBR as distributed by MLS GRID
• 2023-04-14 Listed $264,900 GSBR as distributed by MLS GRID
• 2022-02-14 Sold (Public Records) $114,500 Public Records
• 2022-02-11 Sold (MLS) $114,500 PMAR
• 2022-02-11 Sold (MLS) $114,500 GSBR as distributed by MLS GRID
• 2022-02-10 Sold (MLS) $114,500 PWMLS
• 2022-02-10 Sold (MLS) — PWMLS
• 2022-01-13 Pending — GSBR as distributed by MLS GRID
• 2021-12-17 Relisted — GSBR as distributed by MLS GRID
• 2021-12-07 Pending — GSBR as distributed by MLS GRID
• 2021-11-02 Listed $119,000 GSBR as distributed by MLS GRID
• 2021-11-01 Listed $119,000 PWMLS
• 2021-11-01 Listed $119,000 PWMLS
• 2021-11-01 Listed $119,000 PMAR
• 2017-08-28 Sold (MLS) $24,900 LCAR
• 2017-06-14 Listed $24,900 LCAR

Property tax history

+30.8%/yr

Latest (2026): $71,804 · +1397.8% YoY. Source: county tax records.