72 Pine Hill Rd Rd · Mount Pocono, PA 18344

$324,000

3 bd · 3.0 ba · 1,852 sqft · SingleFamily public records · 198 Days on market

Built 1979 0.76 ac lot $175/sqft · 20% above area Est $319k · at est.

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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 +10.3/30.0
• ARV discount +6.8/15.0
• Appreciation +5.3/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

UNDER CONTRACT. BACK UP OFFERS ONLY. This is a SPACIOUS 4 bed (plus den), 4 bath home in a private setting with detached 2 car garage, shed, and generator! Enter into this open concept floor plan with new floors, paint, updated bathrooms and windows throughout. Stay cozy with the fireplace and enjoy the AMPLE CLOSET SPACE! NO HOA, public water and sewer!

Key facts

• 0.76 acre lot
• 2 garage spots
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $268k (17.4% below list).
• Recommended offer: $268k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 47 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

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.6% 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $74k; list at $324k implies a 335% gain — meaningful room to come down on a strong offer.

Recommended offer $267,739 (17.4% 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. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.83% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.32%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $319,219
• List price: $324,000
• Delta: 1.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Winona Rd	0.07mi	3/2.0	1,768 (-4%)	2mo	$280,000	$158	83
129 Winona Rd	0.12mi	4/2.0 (+1)	1,848 (-0%)	3mo	$275,000	$149	83
8 Cedar Rd	0.11mi	2/2.0 (-1)	1,809 (-2%)	11mo	$260,000	$144	73
205 Winona Rd	0.04mi	3/2.0	2,089 (+13%)	4mo	$369,900	$177	69
14 Stonegate Ct	0.26mi	4/2.5 (+1)	2,080 (+12%)	3mo	$475,000	$228	58
41 Montovision Rd	0.69mi	3/2.0	1,848 (-0%)	23mo	$320,000	$173	44
3135 Evergreen Cir	0.73mi	3/2.0	1,696 (-8%)	20mo	$310,000	$183	31
63 Holly Forest Rd	0.63mi	4/3.0 (+1)	1,585 (-14%)	20mo	$260,000	$164	25

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

Projected returns pro-forma

0.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.88×
• Total profit: $-10,848
• Equity at exit: $104,437

10-year hold

• IRR: 2.9%
• Equity multiple: 1.33×
• Total profit: $30,265
• Equity at exit: $134,133

Cash invested: $90,720 (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 18344

• Home prices YoY: 0.3%
• Active inventory: 47
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,677 medium
• Mortgage (P&I): −$1,699
• Tax from tax record: −$457 /mo · $5,478/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-175

Break-even live

Break-even rent $2,900

Max offer price $292,998

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: $81,000
• Closing costs: $9,720
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	44d	1	0.85mi
5 Deerfield Dr Mt Pocono, PA	3.0	2.5	1686	$2,800	$1.66	44d	1	1.34mi
6385 Cherokee Trl Tobyhanna, PA	3.0	3.0	2028	$3,500	$1.73	44d	1	1.45mi

Listing history 4 events

1. 2026-03-18
   status Active 357-char remark

   Show marketing remark (357 chars)

   UNDER CONTRACT. BACK UP OFFERS ONLY. This is a SPACIOUS 4 bed (plus den), 4 bath home in a private setting with detached 2 car garage, shed, and generator! Enter into this open concept floor plan with new floors, paint, updated bathrooms and windows throughout. Stay cozy with the fireplace and enjoy the AMPLE CLOSET SPACE! NO HOA, public water and sewer!

2. 2026-03-18
   price $324,000 357-char remark

   Show marketing remark (357 chars)

   UNDER CONTRACT. BACK UP OFFERS ONLY. This is a SPACIOUS 4 bed (plus den), 4 bath home in a private setting with detached 2 car garage, shed, and generator! Enter into this open concept floor plan with new floors, paint, updated bathrooms and windows throughout. Stay cozy with the fireplace and enjoy the AMPLE CLOSET SPACE! NO HOA, public water and sewer!

3. 2025-09-25
   listed $329,000 Active 357-char remark

   Show marketing remark (357 chars)

   UNDER CONTRACT. BACK UP OFFERS ONLY. This is a SPACIOUS 4 bed (plus den), 4 bath home in a private setting with detached 2 car garage, shed, and generator! Enter into this open concept floor plan with new floors, paint, updated bathrooms and windows throughout. Stay cozy with the fireplace and enjoy the AMPLE CLOSET SPACE! NO HOA, public water and sewer!

4. 1983-06-06
   soldstatus $74,500

ⓘ 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: $5,478 · $457/mo
• Projected year-2 tax: $5,478 · $457/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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $32,129
• − Mortgage interest: −$18,149
• − Property taxes: −$5,478
• − Insurance: −$1,620
• − Repairs & maintenance: −$2,570
• − Management: −$2,570
• − Depreciation: −$9,425
• Taxable loss: −$7,685
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-262/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pocono, PA
• Population (ZIP): 3,472

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 47% Hispanic / Latino 22% Black 15% Asian 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 3% Italian 2% Hispanic 1%
• Foreign-born: 17% · Canada
• Languages at home: 67% English-only · Spanish 19% Other Indo-European 7% Tagalog/Filipino 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: ▲ 0.63%
• Current HPI: 179.2541
• 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

+334.9% since first listed

4 events — show timeline

• 2026-03-18 Relisted — PMAR
• 2026-03-18 Price Changed $324,000 PMAR
• 2025-09-25 Listed $329,000 PMAR
• 1983-06-06 Sold (Public Records) $74,500 Public Records

Property tax history

+0.1%/yr

Latest (2026): $5,478 · +2.9% YoY. Source: county tax records.