331 Cranberry Creek Rd · Mountainhome, PA 18326

$449,387

4 bd · 1.0 ba · 2,451 sqft · SingleFamily public records · 24 Days on market

Built 1928 4.25 ac lot

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover an enchanting retreat where peace and tranquility abound, nestled within 4.25 acres of picturesque land with a serene creek gently flowing through. This remarkable property borders 83 acres of township-owned open space, offering unparalleled access to hunting and a fishing lake, truly immersing residents in nature's best. The remodeled kitchen boasts elegant granite countertops and radiant hardwood floors, creating an inviting culinary space. A distinctive dining area features cabinetry adorned with unique 400-year-old sycamore countertops, adding a touch of timeless craftsmanship. This spacious home offers four bedrooms, with two conveniently located on the first level, including

Key facts

• Remodeled kitchen
• 4.25 acres
• Serene creek

Tags

• 4.25 ACRES
• SERENE CREEK
• HUNTING AND FISHING LAKE
• REMODELED KITCHEN
• GRANITE COUNTERTOPS
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Detached garage; Driveway; Garage (1 car)
• Utilities: Private well; Septic tank
• Home design: Single-story; Vinyl siding
• Construction: Asphalt and fiberglass roof
• Exterior features: Large lot (approximately 4.25 acres)

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas heating; Oil heating; Ceiling fans; Wall or window cooling units
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/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 $400k (11.0% below list).
• Recommended offer: $400k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.0% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools 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: 62 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

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $150k; list at $449k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,000 (11.0% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.89% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $259,049
• Equity at exit: $404,843

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $751,488
• Equity at exit: $873,060

Cash invested: $125,828 (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 18326

• Home prices YoY: 7.6%
• Active inventory: 62
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,357
• Tax from tax record: −$324 /mo · $3,893/yr
• Insurance: −$187
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $225

Break-even live

Break-even rent $3,715

Max offer price $449,387

Occupancy floor 89%

Sensitivity live

Price	-10% $480	-5% $352	+0% $225	+5% $98	+10% $-29
Rent	-10% $-91	-5% $67	+0% $225	+5% $383	+10% $541
Rate	-1.0pp $452	-0.5pp $340	base $225	+0.5pp $109	+1.0pp $-10

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: $112,347
• Closing costs: $13,482
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
899 Lower Swiftwater Rd Cresco, PA	4.0	3.0	3004	$4,000	$1.33	44d	1	1.44mi

Listing history 15 events

1. 2026-06-17
   status $449,387 Pending 24 DOM
2. 2026-06-16
   days on market $449,387 Active 24 DOM
3. 2026-06-15
   days on market $449,387 Active 23 DOM
4. 2026-06-14
   days on market $449,387 Active 21 DOM
5. 2026-06-13
   days on market $449,387 Active 20 DOM
6. 2026-06-10
   days on market $449,387 Active 18 DOM
7. 2026-06-09
   days on market $449,387 Active 17 DOM
8. 2026-06-08
   days on market $449,387 Active 16 DOM
9. 2026-06-07
   days on market $449,387 Active 15 DOM
10. 2026-06-02
    days on market $449,387 Active 10 DOM
11. 2026-06-01
    days on market $449,387 Active 9 DOM
12. 2026-05-31
    days on market $449,387 Active 8 DOM
13. 2026-05-30
    days on market $449,387 Active 7 DOM
14. 2026-05-23
    listed $449,387 Active
15. 2001-11-26
    soldstatus $150,000

ⓘ 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: $3,893 · $324/mo
• Projected year-2 tax: $5,497 · $458/mo
• Expected delta: +$1,604/yr (+$134/mo · 41.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $48,000
• − Mortgage interest: −$25,173
• − Property taxes: −$3,893
• − Insurance: −$3,044
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$13,073
• Taxable loss: −$4,863
• Est. tax savings @ 24.0%: +$1,167
• After-tax cash flow: $3,870/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 — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

Amenities F Commute F 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): 3,574

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Two or more races 10% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 13.09%
• Current HPI: 185.198
• 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

+199.6% since first listed

2 events — show timeline

• 2026-05-23 Listed $449,387 GLVRMLS
• 2001-11-26 Sold (Public Records) $150,000 Public Records

Property tax history

-1.2%/yr

Latest (2018): $3,893 · -1.2% YoY. Source: county tax records.