2295 Cramer Rd · Pine Ridge, PA 18324

$249,900

3 bd · 2.5 ba · 2,084 sqft · SingleFamily public records · 6 Days on market

Built 1984 0.50 ac lot $120/sqft · 10% below area Est $278k · 10% under $69/mo HOA · 3% of rent

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Why this score? — see what drove the C- 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 +13.2/30.0
• ARV discount +12.0/15.0
• Appreciation +6.8/10.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 2295 Cramer Drive, Bushkill, PA, located in the desirable Pine Ridge community and just minutes from the natural beauty of Bushkill Falls. This charming home sits on a spacious 0.5-acre lot, offering privacy and a peaceful, wooded setting. Featuring 3 bedrooms and 2 bathrooms, this home offers a bright living room, a comfortable family room, and a functional kitchen perfect for everyday living. The upper level showcases a cozy wood-burning fireplace, creating a warm and inviting atmosphere, while the lower level features a wood stove, adding charm and efficiency. The beautiful finished basement provides additional living space, with a recreation area and a sliding door leading ou

Key facts

• Front porch
• Side deck
• Finished basement

Tags

• WOOD-BURNING FIREPLACE
• FINISHED BASEMENT
• SIDE DECK
• FRONT PORCH
• ACCESS TO COMMUNITY AMENITIES

Property features AI

Finance

• Other: Subdivision: Pine Ridge; Directions: Follow GPS
• HOA & community: Homeowners association with annual fee; HOA amenities include clubhouse, tennis courts, and pool; Association fee $830 annually (about $69.17/month)

Exterior

• Parking: Off-street parking
• Utilities: Well water; Septic tank
• Home design: Single-family house; Raised foundation
• Construction: Wood siding exterior; Aluminum/Asphalt shingle roof; Built as a house (structure type)
• Exterior features: Sliding doors; Shed(s); Half-acre lot; Residential zoning

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wood stove and wood heating options; Electric heating; Ceiling fans; Window air conditioning units
• Interior features: Eat-in kitchen; Cathedral ceilings; Fireplace (masonry) in family room
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-7 ($-79/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (7.8% below list).
• Recommended offer: $230k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% in Pine Ridge — 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 65/100 on livability (#1,098 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools F, amenities 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; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $49k; list at $250k implies a 410% gain — meaningful room to come down on a strong offer.

Recommended offer $230,336 (7.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 9.0

CMA / ARV

• ARV (median comp): $277,880
• List price: $249,900
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2263 Cramer Rd	0.17mi	3/3.0	2,080 (-0%)	13mo	$225,000	$108	79
1183 Falls Rd	0.31mi	4/3.0 (+1)	2,040 (-2%)	11mo	$299,900	$147	66
344 Pocono Blvd #344	0.65mi	4/2.0 (+1)	1,788 (-14%)	9mo	$258,000	$144	32

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: 8.8%
• Equity multiple: 1.52×
• Total profit: $36,540
• Equity at exit: $119,554

10-year hold

• IRR: 11.1%
• Equity multiple: 2.75×
• Total profit: $122,639
• Equity at exit: $190,041

Cash invested: $69,972 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$343 /mo · $4,111/yr
• Insurance: −$104
• HOA: −$69
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-7

Break-even live

Break-even rent $2,312

Max offer price $248,744

Occupancy floor 95%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $69 · $828/yr

Listing history 3 events

1. 2026-05-11
   status Pending 1134-char remark
2. 2026-05-03
   listed $249,900 Active 1134-char remark
3. 1999-11-19
   soldstatus $49,000

ⓘ 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: $4,111 · $343/mo
• Projected year-2 tax: $4,111 · $343/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 3/10 Moderate 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $27,640
• − Mortgage interest: −$13,998
• − Property taxes: −$4,111
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − HOA: −$828
• − Depreciation: −$7,270
• Taxable loss: −$4,239
• Est. tax savings @ 24.0%: +$1,017
• After-tax cash flow: $939/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 — Pine Ridge

• Score: 65/100
• State rank: #1098
• US rank: #12434

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Ridge, 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

+410.0% since first listed

3 events — show timeline

• 2026-05-11 Pending — PMAR
• 2026-05-03 Listed $249,900 PMAR
• 1999-11-19 Sold (Public Records) $49,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $4,111 · +1.6% YoY. Source: county tax records.