170 Fern Ridge Rd · Tunkhannock, PA 18610

$250,000

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 65 Days on market

Built 1972 0.45 ac lot $237/sqft · 7% above area Est $297k · 16% under $94/mo HOA · 5% of rent

---

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).

• ARV discount +14.7/15.0
• Cash flow +7.2/30.0
• Appreciation +5.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to your storybook A-frame in the desirable Briarcrest Woods community! Situated on a corner lot, this 3-bedroom, 2-bath home is full of character and warmth. The spacious living room with a wood-burning fireplace invites cozy nights, while the oversized upper-level bedroom and bath offer a peaceful retreat. Enjoy morning coffee on the inviting front porch or entertain on the large deck.

Key facts

• 0.45 acre lot
• 2 garage spots
• Built 1972

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (24.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (27.0% below list).
• Recommended offer: $182k (27.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#371 in PA, #3,219 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: employment 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: 90 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 $3k of equity ($2k loan paydown + $1k appreciation (0.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $182,426 (27.0% 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 65 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 4.62%
• Cash-on-cash: -5.96%
• DSCR: 0.73
• GRM: 11.4

CMA / ARV

• ARV (median comp): $297,331
• List price: $250,000
• Delta: -15.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Oak Pl	0.43mi	2/2.0	952 (-10%)	13mo	$263,000	$276	49
236 Elk Dr	0.56mi	3/2.0 (+1)	1,120 (+6%)	9mo	$300,000	$268	47
350 Brier Crest Rd	0.31mi	3/2.0 (+1)	1,210 (+15%)	10mo	$232,800	$192	44

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.66×
• Total profit: $-23,845
• Equity at exit: $78,497

10-year hold

• IRR: -1.2%
• Equity multiple: 0.86×
• Total profit: $-9,821
• Equity at exit: $99,209

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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,824 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$280 /mo · $3,357/yr
• Insurance: −$104
• HOA: −$94
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-348

Break-even live

Break-even rent $2,264

Max offer price $188,570

Occupancy floor —

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: $94 · $1,128/yr

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 65 DOM
2. 2026-06-17
   days on market $250,000 Active 64 DOM
3. 2026-06-16
   days on market $250,000 Active 63 DOM
4. 2026-06-15
   days on market $250,000 Active 62 DOM
5. 2026-06-14
   pricedays on market $250,000 Active 60 DOM
6. 2026-06-13
   days on market $255,000 Active 59 DOM
7. 2026-06-10
   days on market $255,000 Active 57 DOM
8. 2026-06-09
   days on market $255,000 Active 56 DOM
9. 2026-06-08
   days on market $255,000 Active 55 DOM
10. 2026-06-07
    days on market $255,000 Active 54 DOM
11. 2026-06-02
    days on market $255,000 Active 49 DOM
12. 2026-06-01
    days on market $255,000 Active 48 DOM
13. 2026-05-31
    days on market $255,000 Active 47 DOM
14. 2026-05-30
    days on market $255,000 Active 46 DOM
15. 2026-04-14
    listed $255,000 Active 397-char remark

    Show marketing remark (532 chars)

    Welcome to your storybook A-frame in the desirable Briarcrest Woods community! Situated on a corner lot, this 3-bedroom, 2-bath home is full of character and warmth. The spacious living room with a wood-burning fireplace invites cozy nights, while the oversized upper-level bedroom and bath offer a peaceful retreat. Enjoy morning coffee on the inviting front porch or entertain on the large deck. The detached two-car garage--with its own covered porch--adds unique charm and offers extra space for storage, hobbies, or a workshop.

16. 2026-04-14
    listed $255,000 Active 532-char remark

    Show marketing remark (532 chars)

    Welcome to your storybook A-frame in the desirable Briarcrest Woods community! Situated on a corner lot, this 3-bedroom, 2-bath home is full of character and warmth. The spacious living room with a wood-burning fireplace invites cozy nights, while the oversized upper-level bedroom and bath offer a peaceful retreat. Enjoy morning coffee on the inviting front porch or entertain on the large deck. The detached two-car garage--with its own covered porch--adds unique charm and offers extra space for storage, hobbies, or a workshop.

17. 2026-04-14
    listed $255,000 Active

    Show marketing remark (532 chars)

    Welcome to your storybook A-frame in the desirable Briarcrest Woods community! Situated on a corner lot, this 3-bedroom, 2-bath home is full of character and warmth. The spacious living room with a wood-burning fireplace invites cozy nights, while the oversized upper-level bedroom and bath offer a peaceful retreat. Enjoy morning coffee on the inviting front porch or entertain on the large deck. The detached two-car garage--with its own covered porch--adds unique charm and offers extra space for storage, hobbies, or a workshop.

18. 2025-09-29
    soldstatus $235,000
19. 2025-09-28
    soldstatus $234,000 Closed
20. 2025-09-25
    soldstatus $234,000 Closed
21. 2025-08-27
    status Pending
22. 2025-08-27
    status Pending
23. 2025-08-13
    price $239,000
24. 2025-08-13
    listed $239,000 Active
25. 2025-07-12
    price $260,000
26. 2025-06-18
    price $270,000
27. 2025-04-17
    listed $280,000 Active
28. 2002-11-14
    soldstatus $86,000

ⓘ 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: $3,357 · $280/mo
• Projected year-2 tax: $3,653 · $304/mo
• Expected delta: +$297/yr (+$25/mo · 8.8%)

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,891
• − Mortgage interest: −$14,004
• − Property taxes: −$3,357
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,751
• − Management: −$1,751
• − HOA: −$1,128
• − Depreciation: −$7,273
• Taxable loss: −$8,623
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-2,103/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 — Tunkhannock

• Score: 77/100
• State rank: #371
• US rank: #3219

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): 4,373

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 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 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: ▲ 0.47%
• Current HPI: 181.9087
• 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

+196.5% since first listed

14 events — show timeline

• 2026-04-14 Listed $255,000 GLVRMLS
• 2026-04-14 Listed $255,000 PMAR
• 2026-04-14 Listed $255,000 LCAR
• 2025-09-29 Sold (Public Records) $235,000 Public Records
• 2025-09-28 Sold (MLS) $234,000 BRIGHT MLS
• 2025-09-25 Sold (MLS) $234,000 PMAR
• 2025-08-27 Pending — PMAR
• 2025-08-27 Pending — BRIGHT MLS
• 2025-08-13 Price Changed $239,000 PMAR
• 2025-08-13 Listed $239,000 BRIGHT MLS
• 2025-07-12 Price Changed $260,000 PMAR
• 2025-06-18 Price Changed $270,000 PMAR
• 2025-04-17 Listed $280,000 PMAR
• 2002-11-14 Sold (Public Records) $86,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,357 · +3.4% YoY. Source: county tax records.