134 Barton Cir · Penn Estates, PA 18321

$339,000

2 bd · 1.0 ba · 1,459 sqft · SingleFamily public records · 59 Days on market

Built 2024 0.44 ac lot $232/sqft · 48% above area Est $332k · at est. $27/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 +10.0/30.0
• ARV discount +6.5/15.0
• Appreciation +5.9/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

For sale: newly constructed home featuring an open floor plan with four bedrooms, two full bathrooms, and one half bath. Enjoy a spacious layout, a brand-new roof, on a flag lot close to popular restaurants and retail shops. Don't miss this opportunity.

Key facts

• Open floor plan
• Brand new roof
• Flag lot

Tags

• OPEN FLOOR PLAN
• BRAND NEW ROOF
• FLAG LOT
• CLOSE TO POPULAR RESTAURANTS
• CLOSE TO RETAIL SHOPS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (23.1% below list).
• Recommended offer: $261k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.8% in Penn Estates — 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 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities 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: 30 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 (1.7% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $47k; list at $339k implies a 623% gain — meaningful room to come down on a strong offer.

Recommended offer $260,840 (23.1% 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 59 days. Have you received any prior offers? Is the seller open to a 23% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.58%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (median comp): $331,547
• List price: $339,000
• Delta: 2.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2637 Fernwood Ave	0.33mi	3/2.0 (+1)	1,496 (+2%)	9mo	$275,000	$184	64
514 Ridgeview Dr	0.12mi	3/2.0 (+1)	1,285 (-12%)	12mo	$265,000	$206	56
2252 Sky High Dr	0.39mi	3/2.0 (+1)	1,582 (+8%)	5mo	$260,000	$164	55
329 Merry Hill Rd	0.74mi	3/2.0 (+1)	1,316 (-10%)	20mo	$315,000	$239	23

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

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $5,251
• Equity at exit: $128,415

10-year hold

• IRR: 5.3%
• Equity multiple: 1.70×
• Total profit: $66,581
• Equity at exit: $180,935

Cash invested: $94,920 (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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,608 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$319 /mo · $3,826/yr
• Insurance: −$141
• HOA: −$27
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-204

Break-even live

Break-even rent $2,867

Max offer price $302,930

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-108	+0% $-204	+5% $-300	+10% $-396
Rent	-10% $-410	-5% $-307	+0% $-204	+5% $-101	+10% $2
Rate	-1.0pp $-33	-0.5pp $-118	base $-204	+0.5pp $-292	+1.0pp $-381

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 21 events

1. 2026-06-19
   days on market $339,000 Active 59 DOM
2. 2026-06-18
   days on market $339,000 Active 58 DOM
3. 2026-06-17
   days on market $339,000 Active 57 DOM
4. 2026-06-16
   days on market $339,000 Active 56 DOM
5. 2026-06-15
   days on market $339,000 Active 55 DOM
6. 2026-06-14
   days on market $339,000 Active 53 DOM
7. 2026-06-13
   days on market $339,000 Active 52 DOM
8. 2026-06-10
   days on market $339,000 Active 50 DOM
9. 2026-06-09
   days on market $339,000 Active 49 DOM
10. 2026-06-08
    days on market $339,000 Active 48 DOM
11. 2026-06-07
    pricedays on market $339,000 Active 47 DOM
12. 2026-06-02
    days on market $350,000 Active 42 DOM
13. 2026-06-01
    days on market $350,000 Active 41 DOM
14. 2026-05-31
    days on market $350,000 Active 40 DOM
15. 2026-05-30
    days on market $350,000 Active 39 DOM
16. 2026-04-20
    listed $350,000 Active 254-char remark

    Show marketing remark (254 chars)

    For sale: newly constructed home featuring an open floor plan with four bedrooms, two full bathrooms, and one half bath. Enjoy a spacious layout, a brand-new roof, on a flag lot close to popular restaurants and retail shops. Don't miss this opportunity.

17. 2020-05-20
    soldstatus $46,915 285-char remark

    Show marketing remark (285 chars)

    Great commuter location - Close to Route 80. 3 bedroom home in low dues community Barton Glen. Large deck and lots of potential! This is an Equal Housing Opportunity. SOLD ''AS IS''. Buyer responsible for 2% Transfer Tax. This home is eligible for an FHA 203K Loan with escrow repair.

18. 2020-02-12
    listed $50,600 285-char remark

    Show marketing remark (285 chars)

    Great commuter location - Close to Route 80. 3 bedroom home in low dues community Barton Glen. Large deck and lots of potential! This is an Equal Housing Opportunity. SOLD ''AS IS''. Buyer responsible for 2% Transfer Tax. This home is eligible for an FHA 203K Loan with escrow repair.

19. 2003-01-28
    soldstatus $86,000
20. 1994-09-02
    soldstatus $57,500
21. 1986-09-08
    soldstatus $29,500

ⓘ 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: $3,826 · $319/mo
• Projected year-2 tax: $4,591 · $383/mo
• Expected delta: +$765/yr (+$64/mo · 20.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $31,301
• − Mortgage interest: −$18,989
• − Property taxes: −$3,826
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$324
• − Depreciation: −$9,862
• Taxable loss: −$8,403
• Est. tax savings @ 24.0%: +$2,017
• After-tax cash flow: $-433/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

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

• Population (ZIP): 1,746

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 8% Russian/Polish/Slavic 2% Vietnamese 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: ▲ 1.71%
• Current HPI: 162.4904
• 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

+1086.4% since first listed

6 events — show timeline

• 2026-04-20 Listed $350,000 PMAR
• 2020-05-20 Sold (MLS) $46,915 PMAR
• 2020-02-12 Listed $50,600 PMAR
• 2003-01-28 Sold (Public Records) $86,000 Public Records
• 1994-09-02 Sold (Public Records) $57,500 Public Records
• 1986-09-08 Sold (Public Records) $29,500 Public Records

Property tax history

+3.4%/yr

Latest (2026): $3,826 · +2.1% YoY. Source: county tax records.