770 Rosewood Rd · Saw Creek, PA 18302

$179,000

2 bd · 1.0 ba · 961 sqft · SingleFamily public records · 13 Days on market

Built 1960 4,791 sqft lot $186/sqft · 24% below area Est $234k · 24% under $63/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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovely 3-bedroom Ranch home is completely ready to move-in. Freshly painted. 2 heat sources, three if you open the beautiful stone fireplace. Included is an 8X10 shed for all your toys. This home is situated in the Monroe Lake community, well known for its beautiful lake, small beach and country living at its best!

Key facts

• Small beach
• Country living
• Stone fireplace

Tags

• STONE FIREPLACE
• 8X10 SHED
• MONROE LAKE COMMUNITY
• SMALL BEACH
• COUNTRY LIVING

Property features AI

Finance

• Other: Located in the Monroe Lakes subdivision
• HOA & community: Homeowners association with annual fee (approximately $761/year); Association amenities include a playground and other community features; Derived monthly HOA ≈ $63.42

Exterior

• Parking: Open parking with 2 spaces; Driveway, off-street parking, on-site parking
• Utilities: Well water; Septic tank sewer; 200+ Amp electric service
• Home design: Single-family house; Residential property
• Construction: Vinyl siding construction; Shingle roof; Crawl space foundation; Built area above grade: 961
• Exterior features: Shingle roof; Vinyl siding; Front yard and back yard; Paved road access; Shed(s) on the property

Interior

• Kitchen: Electric oven; Self-cleaning oven
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Propane heating; Ceiling fan cooling
• Interior features: Eat-in kitchen; High ceilings; Recessed lighting; Unfurnished; Crawl space basement with sump pump; Wood-burning fireplace in the living room
• Laundry & utility: Washer; Dryer; Washer and electric dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 7.8% 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: 271 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $179,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (median comp): $234,031
• List price: $179,000
• Delta: -23.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
770 Rosewood Rd	0.00mi	3/1.0 (+1)	961 (0%)	0mo	$175,000	$182	95
774 W Rosewood Rd	0.01mi	3/1.0 (+1)	1,008 (+5%)	19mo	$157,500	$156	71
1329 Main Rd	0.57mi	3/1.0 (+1)	960 (-0%)	4mo	$255,900	$267	65
6169 W Lakeshore Dr	0.34mi	1/1.0 (-1)	925 (-4%)	18mo	$171,000	$185	58
6140 W Lakeshore Dr	0.36mi	3/1.5 (+1)	840 (-13%)	19mo	$382,000	$455	39
106 Morris Rd	0.45mi	2/1.0	828 (-14%)	21mo	$309,000	$373	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -8.2%
• Equity multiple: 0.70×
• Total profit: $-15,105
• Equity at exit: $26,689

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $4,853
• Equity at exit: $15,477

Cash invested: $50,120 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$75
• HOA: −$63
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $218

Break-even live

Break-even rent $1,588

Max offer price $179,000

Occupancy floor 83%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr

Listing history 3 events

1. 2026-05-07
   status Pending 321-char remark
2. 2026-04-25
   listed $179,000 Active 321-char remark
3. 2005-03-10
   soldstatus $75,000

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,481 · $207/mo
• Expected delta: +$347/yr (+$29/mo · 16.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $22,357
• − Mortgage interest: −$10,027
• − Property taxes: −$2,135
• − Insurance: −$895
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$756
• − Depreciation: −$5,207
• Taxable loss: −$240
• Est. tax savings @ 24.0%: +$58
• After-tax cash flow: $2,669/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

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+133.3% since first listed

4 events — show timeline

• 2026-06-16 Sold (MLS) $175,000 PMAR
• 2026-05-07 Pending — PMAR
• 2026-04-25 Listed $179,000 PMAR
• 2005-03-10 Sold (Public Records) $75,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,135 · +1.6% YoY. Source: county tax records.