1085 Interchange Rd · Effort, PA 18331

$245,000

1 bd · 1.5 ba · 850 sqft · SingleFamily public records · 4 Days on market

Built 1947 1.07 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.6/10.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Warm, Cozy, Charming 3 bedroom, 2 bath home with 3rd bath on lower level. This well maintained property offers comfortable living space and thoughtful care through out. property boasts a 4 car garage for your toys or projects, with an addition built off back, on 1 acre lot. This property is zoned R3 for residential and limited commercial use as well, also close to all Pocono amenities.

Key facts

• 4 car garage
• Zoned r3
• 1 acre lot

Tags

• 4 CAR GARAGE
• 1 ACRE LOT
• ZONED R3
• CLOSE TO POCONO AMENITIES

Property features AI

Exterior

• Parking: 4-car covered garage (garage faces side); 3 open parking spaces
• Utilities: Well water (shared well); Septic tank
• Home design: Single-family house; Residential property
• Construction: Asphalt shingle roof
• Exterior features: Front and rear covered porches; Asphalt driveway; Paved road access; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ductless heating; Wood stove
• Interior features: Breakfast bar; Double-pane windows; Unfurnished
• Laundry & utility: Laundry on lower level; Full basement with interior entry and walk-out access

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-939 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (67.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (59.7% below list).
• Recommended offer: $80k (67.4% below list) — sets the bar for cash-flow.
• Cap rate 1.7% vs local median 2.7% in Effort — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 78/100 on livability (#292 in PA, #2,576 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 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 $5k of equity ($2k loan paydown + $3k appreciation (1.3% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $245k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,801 (67.4% 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. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.40% ✗
• Cap rate: 1.69%
• Cash-on-cash: -16.42%
• DSCR: 0.27
• GRM: 20.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.24×
• Total profit: $-51,920
• Equity at exit: $87,107

10-year hold

• IRR: -8.2%
• Equity multiple: -0.05×
• Total profit: $-72,010
• Equity at exit: $118,488

Cash invested: $68,600 (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 18331

• Home prices YoY: 0.7%
• Active inventory: 3
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$333 /mo · $3,990/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-939

Break-even live

Break-even rent $2,176

Max offer price $79,801

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $245,000 Pending 4 DOM
2. 2026-06-02
   days on market $245,000 Active 4 DOM
3. 2026-06-01
   days on market $245,000 Active 3 DOM
4. 2026-05-31
   days on market $245,000 Active 2 DOM
5. 2026-05-29
   listed $245,000 Active
6. 2007-03-13
   soldstatus $125,000

ⓘ 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: $3,990 · $333/mo
• Projected year-2 tax: $3,990 · $333/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,857
• − Mortgage interest: −$13,724
• − Property taxes: −$3,990
• − Insurance: −$1,225
• − Repairs & maintenance: −$949
• − Management: −$949
• − Depreciation: −$7,127
• Taxable loss: −$16,106
• Est. tax savings @ 24.0%: +$3,865
• After-tax cash flow: $-7,400/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Effort

• Score: 78/100
• State rank: #292
• US rank: #2576

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 552

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 (97%)
• Race & ethnicity: White 97% Asian 3%
• Common ancestry: Romanian 9% Polish 7% Lithuanian 5%
• Foreign-born: 4% · South Korea
• Languages at home: 96% English-only · Spanish 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: ▲ 1.27%
• Current HPI: 182.4584
• 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

+96.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $245,000 PMAR
• 2007-03-13 Sold (Public Records) $125,000 Public Records

Property tax history

+6.4%/yr

Latest (2026): $3,990 · +1.6% YoY. Source: county tax records.