7054 Woodbridge Dr W · Middle Smithfield, PA 18324

$243,000

2 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 17 Days on market

Built 1985 0.48 ac lot Est $199k · 22% over

---

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 +16.5/30.0
• Appreciation +6.8/10.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Property is Under Contract and considering back-up offers only at this time. Amenity-filled Saw Creek Estates 3 bedroom/2 bathroom contemporary/ranch on a corner lot! Large deck, half an acre of land, horseshoe driveway, and utility shed! An updated kitchen with stainless steel appliances, granite, and backsplash. Living Room with brick-faced fireplace and new cooling system/mini splits throughout. Vinyl flooring and updated bathrooms. Potential short-term rental. Enjoy indoor/outdoor pools, tennis courts, restaurant, fitness center, and more-all within an easy commute to NYC, Jersey, and Philadelphia. Schedule your showing now!

Key facts

• Gated community
• 0.48 acre lot
• Listed 17 days

Tags

• GATED COMMUNITY
• ELECTRIC CAR CHARGING STATION

Property features AI

Exterior

• Home design: House
• Construction: Living area about 1180
• Exterior features: Approximately 0.48-acre lot

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (9.5% below list).
• Recommended offer: $220k (9.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 293 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% 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 (3.5% appreciation + 3.0% rent growth), your $68k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, 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 17 days — a 2% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $220,000 (9.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $198,720
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 St Andrews Dr	0.07mi	3/2.0 (+1)	1,156 (+7%)	3mo	$289,000	$250	78
195 Bellingham Dr	0.35mi	3/2.0 (+1)	1,080 (0%)	6mo	$140,000	$130	74
192 Bellingham Dr	0.39mi	3/2.0 (+1)	1,008 (-7%)	2mo	$162,000	$161	64
7126 W Woodbridge Dr	0.09mi	3/2.0 (+1)	1,165 (+8%)	19mo	$182,000	$156	62
2267 Southport Dr	0.63mi	3/1.5 (+1)	1,109 (+3%)	1mo	$199,000	$179	59
1562 Oak Ln	0.58mi	3/2.0 (+1)	1,137 (+5%)	6mo	$209,000	$184	54
1551 Oak Ln	0.65mi	3/2.0 (+1)	1,127 (+4%)	17mo	$219,900	$195	44
5709 Decker Rd	0.62mi	2/2.0	1,000 (-7%)	22mo	$200,000	$200	40
2128 Southport Dr	0.72mi	3/2.0 (+1)	1,176 (+9%)	9mo	$255,000	$217	39

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.2%
• Equity multiple: 1.66×
• Total profit: $44,834
• Equity at exit: $116,253

10-year hold

• IRR: 13.1%
• Equity multiple: 3.04×
• Total profit: $139,026
• Equity at exit: $184,794

Cash invested: $68,040 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 293
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,274
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $141

Break-even live

Break-even rent $2,021

Max offer price $243,000

Occupancy floor 89%

Sensitivity live

Price	-10% $279	-5% $210	+0% $141	+5% $73	+10% $4
Rent	-10% $-32	-5% $55	+0% $141	+5% $228	+10% $315
Rate	-1.0pp $264	-0.5pp $203	base $141	+0.5pp $78	+1.0pp $14

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: $60,750
• Closing costs: $7,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	0d	1	0.60mi

Listing history 14 events

1. 2026-06-21
   days on market $243,000 Active 17 DOM
2. 2026-06-19
   days on market $243,000 Active 15 DOM
3. 2026-06-18
   days on market $243,000 Active 14 DOM
4. 2026-06-17
   days on market $243,000 Active 13 DOM
5. 2026-06-16
   days on market $243,000 Active 12 DOM
6. 2026-06-15
   days on market $243,000 Active 11 DOM
7. 2026-06-14
   days on market $243,000 Active 9 DOM
8. 2026-06-13
   days on market $243,000 Active 8 DOM
9. 2026-06-10
   days on market $243,000 Active 6 DOM
10. 2026-06-09
    days on market $243,000 Active 5 DOM
11. 2026-06-08
    days on market $243,000 Active 4 DOM
12. 2026-06-07
    pricedays on market $243,000 Active 3 DOM
13. 2026-06-05
    remarks 250-char remark
14. 2026-06-05
    listed $143,000 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: $2,652 · $221/mo
• Projected year-2 tax: $3,246 · $270/mo
• Expected delta: +$594/yr (+$49/mo · 22.4%)

ⓘ 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 ≥95°F today · 14 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$13,612
• − Property taxes: −$2,652
• − Insurance: −$1,215
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$7,069
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $2,267/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 — Middle Smithfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 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: ▲ 3.51%
• Current HPI: 243.6754
• 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

+73.5% since first listed

19 events — show timeline

• 2026-06-04 Listed $143,000 ForSaleByOwner.com
• 2024-01-25 Sold (Public Records) $237,000 Public Records
• 2024-01-22 Sold (MLS) $237,000 PMAR
• 2023-11-19 Price Changed $239,900 PMAR
• 2023-09-30 Listed $249,900 PMAR
• 2020-09-08 Sold (Public Records) $135,000 Public Records
• 2020-08-10 Sold (MLS) $135,000 PWMLS
• 2020-08-10 Sold (MLS) — PWMLS
• 2020-08-10 Sold (MLS) $135,000 PMAR
• 2020-02-12 Listed $135,000 PWMLS
• 2020-02-12 Listed $135,000 PWMLS
• 2020-02-12 Listed $135,000 PMAR
• 2019-08-07 Sold (Public Records) $67,000 Public Records
• 2017-02-02 Listed $39,900 PMAR
• 2017-01-19 Listed $27,000 PMAR
• 2015-05-26 Listed $17,900 PMAR
• 2001-06-05 Sold (Public Records) $68,000 Public Records
• 1998-07-20 Sold (Public Records) $60,000 Public Records
• 1992-09-04 Sold (Public Records) $82,400 Public Records

Property tax history

-3.5%/yr

Latest (2026): $2,652 · +1.6% YoY. Source: county tax records.