148 Inverhouse Rd · Mountainhome, PA 18332

$119,000

4 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 3 Days on market

Built 1972 0.53 ac lot Est $230k · 48% under $72/mo HOA · 4% of rent

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Why this score? — see what drove the A- 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Calling all TRUE investors! This is a rehab property and needs work! This home offers 4 bedrooms, 1 full bath, kitchen, living room combo with a living room fireplace and full basement. Home may need work but is priced to sell! Seller is licensed PA Realtor.

Key facts

• 0.53 acre lot
• Community pool
• Built 1972

Property features AI

Finance

• Other: Directions available to property
• Financial info: Association fee: $861 annually
• HOA & community: Has homeowners association; Community clubhouse and pool; Annual association fee

Exterior

• Parking: Open parking with 5 spaces
• Utilities: Well water; Septic tank
• Home design: Single family house; Residential property; Above-grade finished living area reported
• Construction: Asphalt and fiberglass roof
• Exterior features: Deck; Paved road access; Private maintained road; Private road frontage; Located in Timber Hill Community Assoc.

Interior

• Kitchen: No appliances included
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; No cooling
• Interior features: Eat-in kitchen; Unfurnished; Living room fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Cap rate 10.1% 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.
• 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.
• Market conditions: 55 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 $2k of equity ($823 loan paydown + $1k appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $119k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.47% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $229,824
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Inverhouse Rd	0.08mi	4/2.0	1,391 (+4%)	2mo	$220,000	$158	84
306 Timber Hill Rd	0.29mi	3/1.0 (-1)	1,386 (+3%)	4mo	$237,000	$171	73
290 Bromley Rd	0.29mi	3/2.5 (-1)	1,536 (+14%)	20mo	$302,500	$197	35

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

Projected returns pro-forma

1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.80×
• Total profit: $26,661
• Equity at exit: $40,863

10-year hold

• IRR: 19.1%
• Equity multiple: 3.32×
• Total profit: $77,403
• Equity at exit: $54,489

Cash invested: $33,320 (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 18332

• Home prices YoY: 0.6%
• Active inventory: 55
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,753 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$261 /mo · $3,136/yr
• Insurance: −$50
• HOA: −$72
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $378

Break-even live

Break-even rent $1,275

Max offer price $119,000

Occupancy floor 73%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $72 · $864/yr

Listing history 5 events

1. 2026-06-19
   days on market $119,000 Active 3 DOM
2. 2026-06-18
   days on market $119,000 Active 2 DOM
3. 2026-06-17
   listing id $119,000 Active 1 DOM
4. 2026-06-15
   remarks 258-char remark
5. 2026-06-15
   listed $119,000 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: $3,136 · $261/mo
• Projected year-2 tax: $3,136 · $261/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 ≥93°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: $21,037
• − Mortgage interest: −$6,666
• − Property taxes: −$3,136
• − Insurance: −$595
• − Repairs & maintenance: −$1,683
• − Management: −$1,683
• − HOA: −$864
• − Depreciation: −$3,462
• Taxable income: $2,948
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,828/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 — 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): 2,692

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 (72%)
• Race & ethnicity: White 72% Black 13% Hispanic / Latino 11% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 9% Dominican 1%
• Common ancestry: Romanian 12% Italian 2% Slovak 2%
• Foreign-born: 12% · Canada
• Languages at home: 83% English-only · Spanish 9% Russian/Polish/Slavic 3% 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: ▲ 1.04%
• Current HPI: 168.6948
• 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

+98.7% since first listed

4 events — show timeline

• 2026-06-15 Listed $119,000 PMAR
• 2018-09-25 Sold (Public Records) $65,000 Public Records
• 2013-11-05 Sold (Public Records) $88,000 Public Records
• 1984-12-11 Sold (Public Records) $59,900 Public Records

Property tax history

-1.8%/yr

Latest (2026): $3,136 · +1.7% YoY. Source: county tax records.