119 Durham Dr · Lehman, PA 18324

$225,000

3 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 55 Days on market

Built 1987 0.42 ac lot $162/sqft · 10% above area Est $323k · 30% under $164/mo HOA · 7% 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).

• ARV discount +15.0/15.0
• Cash flow +10.8/30.0
• Appreciation +6.8/10.0
• 1% rule +4.8/10.0
• DSCR +3.1/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Immaculate three bedroom home located in amenity filled Saw Creek Estates. Gorgeous hardwood floors throughout the main living areas of the home. Bright and airy living room features cathedral ceilings, skylights, and brick faced fireplace. Bright tile finishes lower level. Two levels of full decking and large screened porch perfect for enjoying all the seasons of the Poconos. Don't miss out on this lovely home.

Key facts

• 0.42 acre lot
• 6 parking spots
• Community pool

Property features AI

Finance

• Other: Directions: From front gate of Saw Creek - Right on Smithfield - Right on Decker - Left on Edinburgh - Right on Hampstead - Right on Woodbridge - Left on Durham - Home on Right
• HOA & community: Part of a homeowners association; Annual association fee of $1,972 (approximately $164.33/month); HOA covers trash, snow removal, security, and grounds maintenance; Community amenities include gated entry, clubhouse, dog park, playground, park, recreation room, indoor pool, spa/hot tub, fitness center, tennis courts, and outdoor pool; Ski accessible

Exterior

• Parking: Off-street open parking; 6 open parking spaces
• Security: Community security (HOA amenity)
• Utilities: Public water; Public sewer; 220-volt electric service
• Home design: Single-family house; No common walls; Located in Saw Creek Estates; Private road frontage
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Enclosed porch; Deck; Porch; Sloped, wooded lot; Paved road access on a private maintained road

Interior

• Kitchen: Electric oven; Refrigerator; Water heater
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Ceiling fan(s); Wall unit cooling
• Interior features: Cathedral ceilings; Skylight(s); Unfurnished; Fireplace in the living room; Full basement with exterior entry and walk-out access
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-103 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (2.2% below list).
• Recommended offer: $207k (8.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 293 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $225k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $206,838 (8.1% 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 55 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 8.5

CMA / ARV

• ARV (median comp): $323,278
• List price: $225,000
• Delta: -30.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6471 Decker Rd	0.35mi	3/2.0	1,372 (-1%)	8mo	$265,000	$193	74
5030 Woodbridge Dr E	0.10mi	3/2.0	1,496 (+8%)	12mo	$137,500	$92	73
119 Bond Ct	0.22mi	4/2.0 (+1)	1,250 (-10%)	1mo	$289,500	$232	66
215 Radcliff Rd	0.27mi	3/2.0	1,517 (+9%)	12mo	$264,000	$174	63
1125 Porter Dr	0.62mi	3/2.0	1,372 (-1%)	9mo	$235,000	$171	61
150 Dover Dr	0.63mi	3/2.0	1,456 (+5%)	6mo	$235,000	$161	58
2166 Southport Dr	0.64mi	3/2.0	1,344 (-3%)	9mo	$235,000	$175	57
3125 Northampton Ct	0.70mi	3/1.5	1,400 (+1%)	11mo	$225,000	$161	55
2162 Glasgow Dr	0.66mi	4/2.0 (+1)	1,360 (-2%)	8mo	$330,000	$243	54
149 Regent St	0.55mi	3/2.0	1,224 (-12%)	2mo	$228,000	$186	53
193 Canterbury Rd	0.55mi	3/2.0	1,505 (+8%)	10mo	$239,000	$159	52
138 Banbury Dr	0.56mi	3/2.0	1,537 (+10%)	5mo	$280,000	$182	52

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: 7.2%
• Equity multiple: 1.43×
• Total profit: $26,849
• Equity at exit: $107,641

10-year hold

• IRR: 9.8%
• Equity multiple: 2.55×
• Total profit: $97,701
• Equity at exit: $171,105

Cash invested: $63,000 (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: 293
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$403 /mo · $4,838/yr
• Insurance: −$94
• HOA: −$164
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-103

Break-even live

Break-even rent $2,330

Max offer price $206,838

Occupancy floor 100%

Sensitivity live

Price	-10% $25	-5% $-39	+0% $-103	+5% $-166	+10% $-230
Rent	-10% $-277	-5% $-190	+0% $-103	+5% $-16	+10% $71
Rate	-1.0pp $10	-0.5pp $-46	base $-103	+0.5pp $-161	+1.0pp $-220

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	0d	1	1.05mi
353 Saunders Dr Unit PA East Stroudsburg, PA	3.0	2.0	1287	$2,200	$1.71	22d	1	1.29mi

HOA detail

• Monthly dues: $164 · $1,968/yr

Listing history 24 events

1. 2026-06-21
   days on market $225,000 Active 55 DOM
2. 2026-06-19
   days on market $225,000 Active 53 DOM
3. 2026-06-18
   days on market $225,000 Active 52 DOM
4. 2026-06-17
   days on market $225,000 Active 51 DOM
5. 2026-06-16
   pricedays on market $225,000 Active 50 DOM
6. 2026-06-15
   days on market $249,000 Active 49 DOM
7. 2026-06-14
   days on market $249,000 Active 47 DOM
8. 2026-06-13
   days on market $249,000 Active 46 DOM
9. 2026-06-10
   days on market $249,000 Active 44 DOM
10. 2026-06-09
    days on market $249,000 Active 43 DOM
11. 2026-06-08
    days on market $249,000 Active 42 DOM
12. 2026-06-07
    days on market $249,000 Active 41 DOM
13. 2026-06-05
    days on market $249,000 Active 38 DOM
14. 2026-06-02
    days on market $249,000 Active 36 DOM
15. 2026-06-01
    days on market $249,000 Active 35 DOM
16. 2026-05-31
    remarks 699-char remark
17. 2026-05-31
    days on market $249,000 Active 34 DOM
18. 2026-05-30
    days on market $249,000 Active 33 DOM
19. 2026-04-28
    listed $249,000 Active
20. 2016-08-22
    soldstatus $108,000
21. 2016-08-18
    soldstatus $108,000 415-char remark

    Show marketing remark (415 chars)

    Immaculate three bedroom home located in amenity filled Saw Creek Estates. Gorgeous hardwood floors throughout the main living areas of the home. Bright and airy living room features cathedral ceilings, skylights, and brick faced fireplace. Bright tile finishes lower level. Two levels of full decking and large screened porch perfect for enjoying all the seasons of the Poconos. Don't miss out on this lovely home.

22. 2015-11-25
    listed $109,000 415-char remark

    Show marketing remark (415 chars)

    Immaculate three bedroom home located in amenity filled Saw Creek Estates. Gorgeous hardwood floors throughout the main living areas of the home. Bright and airy living room features cathedral ceilings, skylights, and brick faced fireplace. Bright tile finishes lower level. Two levels of full decking and large screened porch perfect for enjoying all the seasons of the Poconos. Don't miss out on this lovely home.

23. 2015-03-05
    listed $127,000
24. 2004-10-25
    soldstatus $180,000

ⓘ 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: $4,838 · $403/mo
• Projected year-2 tax: $4,838 · $403/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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥95°F today · 13 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: $26,400
• − Mortgage interest: −$12,603
• − Property taxes: −$4,838
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,968
• − Depreciation: −$6,545
• Taxable loss: −$4,904
• Est. tax savings @ 24.0%: +$1,177
• After-tax cash flow: $-57/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 — Lehman

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Saw Creek, 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

+25.0% since first listed

7 events — show timeline

• 2026-06-16 Price Changed $225,000 PMAR
• 2026-04-28 Listed $249,000 PMAR
• 2016-08-22 Sold (Public Records) $108,000 Public Records
• 2016-08-18 Sold (MLS) $108,000 PMAR
• 2015-11-25 Listed $109,000 PMAR
• 2015-03-05 Listed $127,000 PMAR
• 2004-10-25 Sold (Public Records) $180,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $4,838 · +1.6% YoY. Source: county tax records.