6 Iroquois Rd · Penn Forest, PA 18210

$259,900

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 88 Days on market

Built 1973 1.00 ac lot $207/sqft · 19% above area Est $218k · 19% over $105/mo HOA · 4% 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).

• Cash flow +16.4/30.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• 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

Move right in - 4 bedrooms, 2 baths, wood stove wrap-around deck 1 acre corner lot in STR-friendly amenity-filled and gated community

Key facts

• Gated community
• 1 acre corner lot
• Wood stove

Tags

• WOOD STOVE
• WRAP-AROUND DECK
• 1 ACRE CORNER LOT
• GATED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $146 ($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 $241k (7.1% below list).
• Recommended offer: $241k (7.1% 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.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn-Kidder Campus (math 18% / reading 45%, grade F, #1,112 of 1,518 statewide, top 73%, 571 students, 62% FRL); Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 457 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.
• Current owner paid $165k; list at $260k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $241,417 (7.1% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $218,272
• List price: $259,900
• Delta: 19.07%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Quincy Ln	0.09mi	3/2.0	1,248 (-1%)	22mo	$192,500	$154	74
100 Clearbrook Dr	0.31mi	2/1.0 (-1)	1,248 (-1%)	6mo	$200,000	$160	72
71 Blairwood Ln	0.26mi	4/1.0 (+1)	1,124 (-10%)	1mo	$179,000	$159	63
121 Algonquin Trl	0.67mi	3/2.0	1,224 (-2%)	2mo	$347,500	$284	61
283 Brittany Dr	0.21mi	4/1.5 (+1)	1,361 (+8%)	14mo	$309,920	$228	60
66 Winding Way	0.31mi	4/2.0 (+1)	1,344 (+7%)	9mo	$210,000	$156	59
170 Crescent Way	0.67mi	3/2.0	1,176 (-6%)	5mo	$220,000	$187	52
247 Mountain Rd	0.71mi	3/1.5	1,174 (-6%)	13mo	$225,000	$192	45
67 Tunkhannock Dr	0.46mi	4/3.0 (+1)	1,392 (+11%)	12mo	$339,900	$244	40
349 Mountain Rd	0.56mi	3/1.5	1,421 (+13%)	21mo	$268,000	$189	34
243 Mountain Rd	0.72mi	3/1.5	1,107 (-12%)	19mo	$220,000	$199	31

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-31,594
• Equity at exit: $40,062

10-year hold

• IRR: -2.9%
• Equity multiple: 0.80×
• Total profit: $-14,459
• Equity at exit: $24,728

Cash invested: $72,772 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 457
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$108
• HOA: −$105
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $146

Break-even live

Break-even rent $2,230

Max offer price $259,900

Occupancy floor 89%

Sensitivity live

Price	-10% $293	-5% $219	+0% $146	+5% $72	+10% $-2
Rent	-10% $-45	-5% $50	+0% $146	+5% $241	+10% $336
Rate	-1.0pp $276	-0.5pp $212	base $146	+0.5pp $78	+1.0pp $10

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Winding Way Albrightsville, PA	4.0	2.0	1800	$2,500	$1.39	25d	1	0.39mi
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	4d	1	0.91mi
108 Reynolds Rd Albrightsville, PA	3.0	2.5	1841	$2,500	$1.36	25d	1	1.02mi
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	16d	1	1.48mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: security

Listing history 24 events

1. 2026-06-22
   days on market $259,900 Active 88 DOM
2. 2026-06-18
   days on market $259,900 Active 85 DOM
3. 2026-06-17
   days on market $259,900 Active 84 DOM
4. 2026-06-16
   days on market $259,900 Active 83 DOM
5. 2026-06-15
   days on market $259,900 Active 82 DOM
6. 2026-06-14
   days on market $259,900 Active 80 DOM
7. 2026-06-10
   days on market $259,900 Active 77 DOM
8. 2026-06-09
   days on market $259,900 Active 76 DOM
9. 2026-06-08
   days on market $259,900 Active 75 DOM
10. 2026-06-07
    days on market $259,900 Active 74 DOM
11. 2026-06-03
    days on market $259,900 Active 70 DOM
12. 2026-06-02
    days on market $259,900 Active 69 DOM
13. 2026-06-01
    days on market $259,900 Active 68 DOM
14. 2026-05-31
    days on market $259,900 Active 67 DOM
15. 2026-05-31
    days on market $259,900 Active 66 DOM
16. 2026-03-25
    listed $259,900 Active 133-char remark

    Show marketing remark (133 chars)

    Move right in - 4 bedrooms, 2 baths, wood stove wrap-around deck 1 acre corner lot in STR-friendly amenity-filled and gated community

17. 2026-03-10
    historical
18. 2026-01-02
    price $259,900
19. 2026-01-02
    price $259,900
20. 2025-10-16
    listed $269,900 Active
21. 2025-10-11
    listed $269,900 Active
22. 2022-11-01
    soldstatus $165,000
23. 2022-10-28
    soldstatus $165,000 Closed
24. 2022-09-28
    listed $169,000 Active

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $3,165 · $264/mo
• Expected delta: +$941/yr (+$78/mo · 42.3%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $28,970
• − Mortgage interest: −$14,558
• − Property taxes: −$2,224
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$1,260
• − Depreciation: −$7,561
• Taxable loss: −$2,568
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $2,364/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

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

Census & demographics

• Census place: Indian Mountain Lake, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

+53.8% since first listed

9 events — show timeline

• 2026-03-25 Listed $259,900 BRIGHT MLS
• 2026-03-10 Listing Removed — BRIGHT MLS
• 2026-01-02 Price Changed $259,900 BRIGHT MLS
• 2026-01-02 Price Changed $259,900 PMAR
• 2025-10-16 Listed $269,900 BRIGHT MLS
• 2025-10-11 Listed $269,900 PMAR
• 2022-11-01 Sold (Public Records) $165,000 Public Records
• 2022-10-28 Sold (MLS) $165,000 PMAR
• 2022-09-28 Listed $169,000 PMAR

Property tax history

+2.3%/yr

Latest (2026): $2,224 · +5.4% YoY. Source: county tax records.