3344 Windermere Dr · Saw Creek, PA 18324

$200,000

3 bd · 1.5 ba · 1,172 sqft · Condo public records · 206 Days on market

Built 1991 $355/mo HOA · 16% 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 +14.3/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +6.0/10.0
• DSCR +4.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * MOTIVATED SELLER! SELLER RELOCATING! BRING ALL OFFERS! * * CHARMING WINDERMERE TOWNHOME Meticulously Maintained, Upgraded & Clean 2BR 2 Full Bath End Unit Townhome in Mill Pond within Mere Walking Distance to Beach, In-Ground Pool, Playground, Basketball Court & Tennis Court Quaintly Tucked in the Back Gate of Saw Creek Estates! PRIDE OF OWNERSHIP SHOWS! Maintenance Free Living! Enjoy Morning Coffee on Your Deck w/ Peak of Water Views of Mill Pond! Main Level Features Upgraded Modern Country Style Kitchen w/ Quartz Counters, Newer SS Appliances, Custom Tile Flooring, New Light Fixtures Throughout, Additional Cabinetry w/ Dining Area! Living Room Features Airy Vaulted Ceilings w/ Skylight for Natural Lighting, New Hardwood Floors, Electric Fireplace & New Sliding Glass Doors to Deck! Other Upgrades Include New Heater A/C Unit, Professionally Waterproofed Crawl Space & Upgraded Upstairs Bathroom! Over $30K in Upgrades Invested! Additional Storage in Outdoor Closet w/ Access to Crawl Space! Assigned Parking in Front w/ Open Visitor Parking! Situated in Secure Gated Community w/ Amenities Galore! Public Utilities w/ Public Water/Sewer! Call Today for Your Private Showing!

Key facts

• Quartz counters
• End unit townhome
• In ground pool

Tags

• END UNIT TOWNHOME
• WALKING DISTANCE TO BEACH
• IN GROUND POOL
• MAINTENANCE FREE LIVING
• DECK WITH PEAK OF WATER VIEWS
• QUARTZ COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $37 ($445/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $176k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 4.3% in Saw Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• 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: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Pike County population projected at -25% 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 $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $176,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.57×
• Total profit: $32,089
• Equity at exit: $95,681

10-year hold

• IRR: 11.9%
• Equity multiple: 2.87×
• Total profit: $104,716
• Equity at exit: $152,094

Cash invested: $56,000 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 290
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$214 /mo · $2,566/yr
• Insurance: −$83
• HOA: −$355
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $37

Break-even live

Break-even rent $2,153

Max offer price $200,000

Occupancy floor 93%

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: $50,000
• Closing costs: $6,000
• 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	1d	1	0.88mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Likely covers: watersewerelectricpoolsecurityparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-05-12
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   * * MOTIVATED SELLER! SELLER RELOCATING! BRING ALL OFFERS! * * CHARMING WINDERMERE TOWNHOME Meticulously Maintained, Upgraded & Clean 2BR 2 Full Bath End Unit Townhome in Mill Pond within Mere Walking Distance to Beach, In-Ground Pool, Playground, Basketball Court & Tennis Court Quaintly Tucked in the Back Gate of Saw Creek Estates! PRIDE OF OWNERSHIP SHOWS! Maintenance Free Living! Enjoy Morning Coffee on Your Deck w/ Peak of Water Views of Mill Pond! Main Level Features Upgraded Modern Country Style Kitchen w/ Quartz Counters, Newer SS Appliances, Custom Tile Flooring, New Light Fixtures Throughout, Additional Cabinetry w/ Dining Area! Living Room Features Airy Vaulted Ceilings w/ Skylight for Natural Lighting, New Hardwood Floors, Electric Fireplace & New Sliding Glass Doors to Deck! Other Upgrades Include New Heater A/C Unit, Professionally Waterproofed Crawl Space & Upgraded Upstairs Bathroom! Over $30K in Upgrades Invested! Additional Storage in Outdoor Closet w/ Access to Crawl Space! Assigned Parking in Front w/ Open Visitor Parking! Situated in Secure Gated Community w/ Amenities Galore! Public Utilities w/ Public Water/Sewer! Call Today for Your Private Showing!

2. 2026-04-19
   price $200,000 1218-char remark

   Show marketing remark (1218 chars)

   * * MOTIVATED SELLER! SELLER RELOCATING! BRING ALL OFFERS! * * CHARMING WINDERMERE TOWNHOME Meticulously Maintained, Upgraded & Clean 2BR 2 Full Bath End Unit Townhome in Mill Pond within Mere Walking Distance to Beach, In-Ground Pool, Playground, Basketball Court & Tennis Court Quaintly Tucked in the Back Gate of Saw Creek Estates! PRIDE OF OWNERSHIP SHOWS! Maintenance Free Living! Enjoy Morning Coffee on Your Deck w/ Peak of Water Views of Mill Pond! Main Level Features Upgraded Modern Country Style Kitchen w/ Quartz Counters, Newer SS Appliances, Custom Tile Flooring, New Light Fixtures Throughout, Additional Cabinetry w/ Dining Area! Living Room Features Airy Vaulted Ceilings w/ Skylight for Natural Lighting, New Hardwood Floors, Electric Fireplace & New Sliding Glass Doors to Deck! Other Upgrades Include New Heater A/C Unit, Professionally Waterproofed Crawl Space & Upgraded Upstairs Bathroom! Over $30K in Upgrades Invested! Additional Storage in Outdoor Closet w/ Access to Crawl Space! Assigned Parking in Front w/ Open Visitor Parking! Situated in Secure Gated Community w/ Amenities Galore! Public Utilities w/ Public Water/Sewer! Call Today for Your Private Showing!

3. 2025-12-01
   price $215,000 1218-char remark

   Show marketing remark (1218 chars)

   * * MOTIVATED SELLER! SELLER RELOCATING! BRING ALL OFFERS! * * CHARMING WINDERMERE TOWNHOME Meticulously Maintained, Upgraded & Clean 2BR 2 Full Bath End Unit Townhome in Mill Pond within Mere Walking Distance to Beach, In-Ground Pool, Playground, Basketball Court & Tennis Court Quaintly Tucked in the Back Gate of Saw Creek Estates! PRIDE OF OWNERSHIP SHOWS! Maintenance Free Living! Enjoy Morning Coffee on Your Deck w/ Peak of Water Views of Mill Pond! Main Level Features Upgraded Modern Country Style Kitchen w/ Quartz Counters, Newer SS Appliances, Custom Tile Flooring, New Light Fixtures Throughout, Additional Cabinetry w/ Dining Area! Living Room Features Airy Vaulted Ceilings w/ Skylight for Natural Lighting, New Hardwood Floors, Electric Fireplace & New Sliding Glass Doors to Deck! Other Upgrades Include New Heater A/C Unit, Professionally Waterproofed Crawl Space & Upgraded Upstairs Bathroom! Over $30K in Upgrades Invested! Additional Storage in Outdoor Closet w/ Access to Crawl Space! Assigned Parking in Front w/ Open Visitor Parking! Situated in Secure Gated Community w/ Amenities Galore! Public Utilities w/ Public Water/Sewer! Call Today for Your Private Showing!

4. 2025-10-18
   listed $225,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   * * MOTIVATED SELLER! SELLER RELOCATING! BRING ALL OFFERS! * * CHARMING WINDERMERE TOWNHOME Meticulously Maintained, Upgraded & Clean 2BR 2 Full Bath End Unit Townhome in Mill Pond within Mere Walking Distance to Beach, In-Ground Pool, Playground, Basketball Court & Tennis Court Quaintly Tucked in the Back Gate of Saw Creek Estates! PRIDE OF OWNERSHIP SHOWS! Maintenance Free Living! Enjoy Morning Coffee on Your Deck w/ Peak of Water Views of Mill Pond! Main Level Features Upgraded Modern Country Style Kitchen w/ Quartz Counters, Newer SS Appliances, Custom Tile Flooring, New Light Fixtures Throughout, Additional Cabinetry w/ Dining Area! Living Room Features Airy Vaulted Ceilings w/ Skylight for Natural Lighting, New Hardwood Floors, Electric Fireplace & New Sliding Glass Doors to Deck! Other Upgrades Include New Heater A/C Unit, Professionally Waterproofed Crawl Space & Upgraded Upstairs Bathroom! Over $30K in Upgrades Invested! Additional Storage in Outdoor Closet w/ Access to Crawl Space! Assigned Parking in Front w/ Open Visitor Parking! Situated in Secure Gated Community w/ Amenities Galore! Public Utilities w/ Public Water/Sewer! Call Today for Your Private Showing!

5. 2023-05-15
   soldstatus $172,000
6. 2023-05-12
   soldstatus $172,000 Closed 683-char remark

   Show marketing remark (683 chars)

   .. .. Millpond Townhouse, Recently Remodeled End-Unit w/ Lake View. .. (2)Bedroom (2)Full-Bath. Eat-In Kitchen w/ New Appliances, European Tile Flooring. Full Bath on Main Floor w/ Washer/Dryer, Full-Size Tub w/ Shower, European Tile Flooring. Living Room w/ Wood-Burning Fireplace, New Hardwood Flooring, Vaulted Ceiling, Sliders to Front Deck Area. . Upper Level Full-Bath Spa-Tub w/ Shower, New Vanity & Fixtures, European Tile. (2) Bedrooms. . Central Heating/AC. . Walking Distance to Indoor/Outdoor Pool, Outdoor Tennis, Lake Area w/ Beach and Boating, Boats Provided. . No Short-Term-Rentals Permitted. .. Central Water/Sewer. .. New Paver Walkway, Assigned Parking. ..

7. 2023-03-28
   status Active 683-char remark

   Show marketing remark (683 chars)

   .. .. Millpond Townhouse, Recently Remodeled End-Unit w/ Lake View. .. (2)Bedroom (2)Full-Bath. Eat-In Kitchen w/ New Appliances, European Tile Flooring. Full Bath on Main Floor w/ Washer/Dryer, Full-Size Tub w/ Shower, European Tile Flooring. Living Room w/ Wood-Burning Fireplace, New Hardwood Flooring, Vaulted Ceiling, Sliders to Front Deck Area. . Upper Level Full-Bath Spa-Tub w/ Shower, New Vanity & Fixtures, European Tile. (2) Bedrooms. . Central Heating/AC. . Walking Distance to Indoor/Outdoor Pool, Outdoor Tennis, Lake Area w/ Beach and Boating, Boats Provided. . No Short-Term-Rentals Permitted. .. Central Water/Sewer. .. New Paver Walkway, Assigned Parking. ..

8. 2023-01-10
   listed $172,000 Active 683-char remark

   Show marketing remark (683 chars)

   .. .. Millpond Townhouse, Recently Remodeled End-Unit w/ Lake View. .. (2)Bedroom (2)Full-Bath. Eat-In Kitchen w/ New Appliances, European Tile Flooring. Full Bath on Main Floor w/ Washer/Dryer, Full-Size Tub w/ Shower, European Tile Flooring. Living Room w/ Wood-Burning Fireplace, New Hardwood Flooring, Vaulted Ceiling, Sliders to Front Deck Area. . Upper Level Full-Bath Spa-Tub w/ Shower, New Vanity & Fixtures, European Tile. (2) Bedrooms. . Central Heating/AC. . Walking Distance to Indoor/Outdoor Pool, Outdoor Tennis, Lake Area w/ Beach and Boating, Boats Provided. . No Short-Term-Rentals Permitted. .. Central Water/Sewer. .. New Paver Walkway, Assigned Parking. ..

ⓘ 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: $2,566 · $214/mo
• Projected year-2 tax: $2,863 · $239/mo
• Expected delta: +$297/yr (+$25/mo · 11.6%)

ⓘ 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 8% 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: −$11,203
• − Property taxes: −$2,566
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$4,260
• − Depreciation: −$5,818
• Taxable loss: −$2,671
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,086/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 — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

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

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

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 · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

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

+16.3% since first listed

8 events — show timeline

• 2026-05-12 Pending — PMAR
• 2026-04-19 Price Changed $200,000 PMAR
• 2025-12-01 Price Changed $215,000 PMAR
• 2025-10-18 Listed $225,000 PMAR
• 2023-05-15 Sold (Public Records) $172,000 Public Records
• 2023-05-12 Sold (MLS) $172,000 PMAR
• 2023-03-28 Relisted — PMAR
• 2023-01-10 Listed $172,000 PMAR

Property tax history

-2.4%/yr

Latest (2026): $2,566 · +1.6% YoY. Source: county tax records.