134 Weasel Rd · Pocono Ranch Lands, PA 18328

$274,500

2 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 54 Days on market

Built 1975 1.05 ac lot $200/sqft · 31% above area Est $285k · at est. $71/mo HOA · 4% of rent ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +9.2/15.0
• Cash flow +6.7/30.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0

Listing remarks

WELCOME HOME!!! Now being offered, This quaint 2bd/2bath single family home in the scenic community of Pocono Mtn Lake Forest. This home has been lovingly kept and cared for and is ready for its new owners. Be the first to see this 1-acre property and bring your furry friends along. The property has a beautifully manicured and fenced in yard that boasts a fruiting garden, a cool treehouse for the kiddos and a coop for the poultry enthusiasts. The 2 separate bedroom suites are positioned on either side of the home if privacy is what you're looking for. The home also has multiple heating sources including a perfectly functioning and clean woodstove for those cool fall nights or morning coffee

Key facts

• Treehouse
• Woodstove
• Coop

Tags

• FENCED IN YARD
• FRUITING GARDEN
• TREEHOUSE
• COOP
• MULTIPLE HEATING SOURCES
• WOODSTOVE

Property features AI

Finance

• Other: Property is in the Pocono Mt Lake Forest subdivision; Lot size approximately 1.05 acres
• HOA & community: Homeowners association with annual fee ($850) covering grounds maintenance and snow removal

Exterior

• Parking: Driveway with additional paved parking
• Utilities: Private well for water; Septic tank for sewer; 200+ amp electric service
• Home design: Single-family residence; One level (single story)
• Construction: Frame construction; Asphalt roof; Built on crawl space
• Exterior features: Private yard; Dog run; Garden; Outdoor lighting; Chain link fencing around back yard; Paved road access (private maintained road)

Interior

• Kitchen: Oven; Refrigerator
• Flooring: Combination flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Propane heating; Wood stove; Ceiling fans; Window air conditioning units
• Interior features: Vaulted ceilings; Track lighting; Crawl space basement
• Laundry & utility: Washer; Dryer; Washer hookup; Electric dryer hookup; Laundry room with sink

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $274k.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (32.0% below list).
• Recommended offer: $187k (32.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $186,523 (32.0% 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 54 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.68% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $285,164
• List price: $274,500
• Delta: -3.74%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Weasel Rd	0.03mi	3/2.0 (+1)	1,400 (+2%)	8mo	$305,000	$218	80
139 Caribou Rd	0.27mi	3/2.0 (+1)	1,352 (-2%)	20mo	$255,000	$189	59
125 Weasel Rd	0.13mi	3/2.0 (+1)	1,221 (-11%)	24mo	$245,550	$201	47
125 Squirrel Rd	0.63mi	2/2.0	1,248 (-9%)	22mo	$265,000	$212	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 2.59×
• Total profit: $121,927
• Equity at exit: $247,291

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $380,833
• Equity at exit: $533,293

Cash invested: $76,860 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$1,440
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$114
• HOA: −$71
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-433

Break-even live

Break-even rent $2,414

Max offer price $197,927

Occupancy floor —

Sensitivity live

Price	-10% $-278	-5% $-356	+0% $-433	+5% $-511	+10% $-589
Rent	-10% $-581	-5% $-507	+0% $-433	+5% $-360	+10% $-286
Rate	-1.0pp $-295	-0.5pp $-364	base $-433	+0.5pp $-505	+1.0pp $-577

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: $68,625
• Closing costs: $8,235
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 17 events

1. 2026-06-21
   days on market $274,500 Active 54 DOM
2. 2026-06-18
   days on market $274,500 Active 51 DOM
3. 2026-06-17
   days on market $274,500 Active 50 DOM
4. 2026-06-16
   days on market $274,500 Active 49 DOM
5. 2026-06-15
   days on market $274,500 Active 48 DOM
6. 2026-06-13
   days on market $274,500 Active 46 DOM
7. 2026-06-13
   days on market $274,500 Active 45 DOM
8. 2026-06-09
   days on market $274,500 Active 42 DOM
9. 2026-06-08
   days on market $274,500 Active 41 DOM
10. 2026-06-07
    days on market $274,500 Active 40 DOM
11. 2026-06-04
    days on market $274,500 Active 37 DOM
12. 2026-06-03
    days on market $274,500 Active 36 DOM
13. 2026-06-02
    days on market $274,500 Active 35 DOM
14. 2026-06-02
    price $274,500 Active 34 DOM
15. 2026-06-01
    days on market $289,500 Active 34 DOM
16. 2026-05-31
    days on market $289,500 Active 33 DOM
17. 2026-04-27
    listed $289,500 Active 933-char remark

ⓘ 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: $3,385 · $282/mo
• Projected year-2 tax: $3,861 · $322/mo
• Expected delta: +$476/yr (+$40/mo · 14.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,383
• − Mortgage interest: −$15,376
• − Property taxes: −$3,385
• − Insurance: −$1,372
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$852
• − Depreciation: −$7,985
• Taxable loss: −$10,170
• Est. tax savings @ 24.0%: +$2,441
• After-tax cash flow: $-2,761/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

-5.2% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $274,500 PWMLS
• 2026-04-27 Listed $289,500 PWMLS

Property tax history

+1.7%/yr

Latest (2026): $3,385 · +1.5% YoY. Source: county tax records.