1412 Clover Rd · Tunkhannock, PA 18334

$345,000

4 bd · 3.0 ba · 2,066 sqft · SingleFamily public records · 132 Days on market

Built 1988 0.99 ac lot $167/sqft · 9% below area Est $410k · 16% under $100/mo HOA · 3% 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).

• ARV discount +14.6/15.0
• Cash flow +10.8/30.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Key facts

• 0.99 acre lot
• 3 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $293k (15.0% below list).
• Recommended offer: $293k (15.0% 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: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; list at $345k implies a 306% gain — meaningful room to come down on a strong offer.

Recommended offer $293,135 (15.0% 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 132 days. Have you received any prior offers? Is the seller open to a 15% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $409,772
• List price: $345,000
• Delta: -15.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
144 Overland Dr	0.16mi	4/2.5	1,884 (-9%)	7mo	$334,800	$178	70
265 Cedar Dr	0.33mi	5/2.5 (+1)	2,237 (+8%)	1mo	$610,000	$273	63
1591 Clover Rd	0.45mi	4/2.0	1,938 (-6%)	4mo	$332,500	$172	62
130 Granite Rd Rd	0.17mi	3/2.0 (-1)	1,764 (-15%)	3mo	$330,000	$187	56
2113 Wild Laurel Dr	0.44mi	3/3.0 (-1)	2,200 (+6%)	12mo	$280,000	$127	54
2109 Wild Laurel Dr	0.46mi	4/2.5	2,220 (+8%)	17mo	$365,000	$164	50
255 Cedar Dr	0.34mi	3/2.0 (-1)	1,828 (-12%)	7mo	$765,000	$418	50
195 Williams Ln	0.46mi	3/2.0 (-1)	1,847 (-11%)	4mo	$262,500	$142	49
1648 Clover Rd	0.71mi	4/2.5	2,016 (-2%)	17mo	$400,000	$198	46
211 Beaver Dam Rd	0.70mi	4/2.5	2,236 (+8%)	8mo	$368,500	$165	45
104 Tumbleweed Dr	0.75mi	4/3.5	2,240 (+8%)	18mo	$400,000	$179	34
126 Crystal Dr	0.53mi	3/2.0 (-1)	1,756 (-15%)	18mo	$295,000	$168	26

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

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.63×
• Total profit: $-35,262
• Equity at exit: $84,143

10-year hold

• IRR: -1.6%
• Equity multiple: 0.85×
• Total profit: $-14,487
• Equity at exit: $89,095

Cash invested: $96,600 (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 18334

• Home prices YoY: -0.5%
• Active inventory: 107
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,931 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$423 /mo · $5,075/yr
• Insurance: −$144
• HOA: −$100
• Vacancy / Maint / Mgmt: −$616
• Net cashflow: $-160

Break-even live

Break-even rent $3,134

Max offer price $316,715

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Granite Rd Long Pond, PA	4.0	2.5	2624	$3,300	$1.26	43d	1	0.25mi
2113 Wild Laurel Dr Long Pond, PA	3.0	3.0	2200	$2,500	$1.14	43d	1	0.44mi
2267 Doe Dr Long Pond, PA	4.0	3.0	2000	$2,700	$1.35	43d	1	0.99mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-18
   days on market $345,000 Active 132 DOM
2. 2026-06-17
   days on market $345,000 Active 131 DOM
3. 2026-06-16
   days on market $345,000 Active 130 DOM
4. 2026-06-15
   days on market $345,000 Active 129 DOM
5. 2026-06-14
   days on market $345,000 Active 127 DOM
6. 2026-06-13
   days on market $345,000 Active 126 DOM
7. 2026-06-10
   days on market $345,000 Active 124 DOM
8. 2026-06-08
   days on market $345,000 Active 122 DOM
9. 2026-06-07
   days on market $345,000 Active 121 DOM
10. 2026-06-02
    days on market $345,000 Active 116 DOM
11. 2026-06-01
    days on market $345,000 Active 115 DOM
12. 2026-05-31
    days on market $345,000 Active 114 DOM
13. 2026-05-30
    days on market $345,000 Active 113 DOM
14. 2026-05-05
    price $345,000
15. 2026-02-20
    price $365,000
16. 2026-01-23
    listed $375,000 Active
17. 1995-04-05
    soldstatus $84,900

ⓘ 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: $5,075 · $423/mo
• Projected year-2 tax: $5,263 · $439/mo
• Expected delta: +$188/yr (+$16/mo · 3.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $35,176
• − Mortgage interest: −$19,325
• − Property taxes: −$5,075
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,814
• − Management: −$2,814
• − HOA: −$1,200
• − Depreciation: −$10,036
• Taxable loss: −$7,814
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-46/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

• Census place: Emerald Lakes, PA
• Population (ZIP): 4,907

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 12% Black 9%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 10% Russian/Polish/Slavic 3%

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: ▼ -0.95%
• Current HPI: 178.5307
• 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

+306.4% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $345,000 PMAR
• 2026-02-20 Price Changed $365,000 PMAR
• 2026-01-23 Listed $375,000 PMAR
• 1995-04-05 Sold (Public Records) $84,900 Public Records

Property tax history

-3.3%/yr

Latest (2026): $5,075 · +3.4% YoY. Source: county tax records.