186 Thornapple Ln · Mount Pocono, PA 18466

$229,900

3 bd · 2.0 ba · 996 sqft · SingleFamily public records · 18 Days on market

Built 1987 0.76 ac lot Est $185k · 24% over $33/mo HOA · 2% 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 +14.9/30.0
• Appreciation +6.2/10.0
• 1% rule +4.5/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Nestled on . 76 acres in a serene wooded setting, this charming split-level home offers the perfect opportunity to enjoy all that the Poconos has to offer. Featuring 4 bedrooms and 2 full baths, the home boasts a spacious layout designed for both comfort and functionality. Cathedral ceilings enhance the main living space with an open, airy feel, while a wood-burning stove and an additional separate fireplace add warmth, charm, and character throughout. Whether you are looking for a primary residence, a weekend retreat, or an investment property, this home provides flexibility to fit a variety of needs. Surrounded by nature yet conveniently located near Great Wolf Lodge, shopping, dining, major roadways, and other sought-after Pocono attractions, this property combines privacy, convenience, and potential in one desirable package. Ask how to receive a lender credit towards closing cost or lowering your interest rate (subject to qualification).

Key facts

• 0.76 acre lot
• Garage
• Built 1987

Property features AI

Finance

• Other: Fee simple ownership
• HOA & community: HOA fee $400 annually; fee covers road maintenance

Exterior

• Parking: Attached garage (1 car); Driveway with space for 4 vehicles; Total of 5 garage/parking spaces
• Utilities: Well water; On-site septic; Electric heating and hot water
• Home design: Detached home; Above-grade and below-grade finished areas
• Construction: Vinyl siding; Concrete perimeter foundation; Built in garage
• Exterior features: Detached structure; Deck(s); Property managed (property manager present); Pets allowed with no restrictions; Not in a federal flood zone

Interior

• Kitchen: Kitchen
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the lower level
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Electric baseboard heating
• Interior features: Living room; Dining room; Mud room; Deck(s); Wood-burning fireplace (1)
• Laundry & utility: Laundry on the lower floor; Electric hot water

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $65 ($786/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 $219k (4.6% below list).
• Recommended offer: $219k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Mount Pocono — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 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.
• Zoned schools: Clear Run El Ctr (717 students, 77% FRL); Pocono Mountain West Jhs (math 8% / reading 32%, grade F, #441 of 512 statewide, top 86%, 713 students, 75% FRL); Pocono Mountain West Hs (math 82% / reading 92%, grade A, #8 of 437 statewide, top 2%, 1,512 students, 63% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 355 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, 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 18 days — a 2% lower offer ($226k) 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 $108k; list at $230k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $219,358 (4.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.95% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $185,256
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3136 Carobeth Dr	0.41mi	3/1.0	1,055 (+6%)	6mo	$165,000	$156	62
4553 Briarcliff Ter	0.55mi	3/2.0	1,024 (+3%)	13mo	$190,000	$186	59
3015 Briarwood Dr	0.31mi	2/1.0 (-1)	1,024 (+3%)	18mo	$175,000	$171	56
3050 Briarwood Dr	0.50mi	3/1.0	912 (-8%)	3mo	$170,000	$186	56
112 Pin Oak Ln	0.58mi	2/1.0 (-1)	1,040 (+4%)	1mo	$205,000	$197	56
3223 Carobeth Dr	0.72mi	3/1.5	1,037 (+4%)	6mo	$210,000	$203	53
4569 Briarcliff Ter	0.66mi	3/2.0	1,110 (+11%)	1mo	$169,000	$152	49
209 Greenbriar Cir	0.43mi	3/1.0	864 (-13%)	12mo	$210,000	$243	44
710 Edgewood Rd	0.73mi	2/1.5 (-1)	1,092 (+10%)	1mo	$219,000	$201	42
4562 Briarcliff Ter	0.63mi	3/2.0	1,088 (+9%)	23mo	$265,000	$244	36
2117 Larkspur Ln	0.69mi	2/1.0 (-1)	864 (-13%)	8mo	$158,000	$183	30

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.38×
• Total profit: $24,215
• Equity at exit: $95,148

10-year hold

• IRR: 10.0%
• Equity multiple: 2.40×
• Total profit: $90,380
• Equity at exit: $140,535

Cash invested: $64,372 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,194 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$333 /mo · $3,997/yr
• Insurance: −$96
• HOA: −$33
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $65

Break-even live

Break-even rent $2,111

Max offer price $229,900

Occupancy floor 92%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 6 events

1. 2026-04-27
   status Pending 955-char remark

   Show marketing remark (955 chars)

   Nestled on . 76 acres in a serene wooded setting, this charming split-level home offers the perfect opportunity to enjoy all that the Poconos has to offer. Featuring 4 bedrooms and 2 full baths, the home boasts a spacious layout designed for both comfort and functionality. Cathedral ceilings enhance the main living space with an open, airy feel, while a wood-burning stove and an additional separate fireplace add warmth, charm, and character throughout. Whether you are looking for a primary residence, a weekend retreat, or an investment property, this home provides flexibility to fit a variety of needs. Surrounded by nature yet conveniently located near Great Wolf Lodge, shopping, dining, major roadways, and other sought-after Pocono attractions, this property combines privacy, convenience, and potential in one desirable package. Ask how to receive a lender credit towards closing cost or lowering your interest rate (subject to qualification).

2. 2026-04-27
   status Pending

   Show marketing remark (955 chars)

   Nestled on . 76 acres in a serene wooded setting, this charming split-level home offers the perfect opportunity to enjoy all that the Poconos has to offer. Featuring 4 bedrooms and 2 full baths, the home boasts a spacious layout designed for both comfort and functionality. Cathedral ceilings enhance the main living space with an open, airy feel, while a wood-burning stove and an additional separate fireplace add warmth, charm, and character throughout. Whether you are looking for a primary residence, a weekend retreat, or an investment property, this home provides flexibility to fit a variety of needs. Surrounded by nature yet conveniently located near Great Wolf Lodge, shopping, dining, major roadways, and other sought-after Pocono attractions, this property combines privacy, convenience, and potential in one desirable package. Ask how to receive a lender credit towards closing cost or lowering your interest rate (subject to qualification).

3. 2026-04-10
   listed $229,900 Active 955-char remark

   Show marketing remark (955 chars)

   Nestled on . 76 acres in a serene wooded setting, this charming split-level home offers the perfect opportunity to enjoy all that the Poconos has to offer. Featuring 4 bedrooms and 2 full baths, the home boasts a spacious layout designed for both comfort and functionality. Cathedral ceilings enhance the main living space with an open, airy feel, while a wood-burning stove and an additional separate fireplace add warmth, charm, and character throughout. Whether you are looking for a primary residence, a weekend retreat, or an investment property, this home provides flexibility to fit a variety of needs. Surrounded by nature yet conveniently located near Great Wolf Lodge, shopping, dining, major roadways, and other sought-after Pocono attractions, this property combines privacy, convenience, and potential in one desirable package. Ask how to receive a lender credit towards closing cost or lowering your interest rate (subject to qualification).

4. 2026-04-10
   listed $229,900 Active

   Show marketing remark (955 chars)

   Nestled on . 76 acres in a serene wooded setting, this charming split-level home offers the perfect opportunity to enjoy all that the Poconos has to offer. Featuring 4 bedrooms and 2 full baths, the home boasts a spacious layout designed for both comfort and functionality. Cathedral ceilings enhance the main living space with an open, airy feel, while a wood-burning stove and an additional separate fireplace add warmth, charm, and character throughout. Whether you are looking for a primary residence, a weekend retreat, or an investment property, this home provides flexibility to fit a variety of needs. Surrounded by nature yet conveniently located near Great Wolf Lodge, shopping, dining, major roadways, and other sought-after Pocono attractions, this property combines privacy, convenience, and potential in one desirable package. Ask how to receive a lender credit towards closing cost or lowering your interest rate (subject to qualification).

5. 2026-04-08
   historical $229,900
6. 2001-02-20
   soldstatus $108,000

ⓘ 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: $3,997 · $333/mo
• Projected year-2 tax: $3,997 · $333/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $26,323
• − Mortgage interest: −$12,878
• − Property taxes: −$3,997
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$396
• − Depreciation: −$6,688
• Taxable loss: −$2,997
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,505/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

• Population (ZIP): 17,997

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 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.36%
• Current HPI: 202.4134
• 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

+112.9% since first listed

6 events — show timeline

• 2026-04-27 Pending — GLVRMLS
• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-10 Listed $229,900 GLVRMLS
• 2026-04-10 Listed $229,900 BRIGHT MLS
• 2026-04-08 Coming Soon $229,900 BRIGHT MLS
• 2001-02-20 Sold (Public Records) $108,000 Public Records

Property tax history

+0.1%/yr

Latest (2026): $3,997 · +3.2% YoY. Source: county tax records.