168 Tumbleweed Dr · Tunkhannock, PA 18334

$289,000

3 bd · 2.5 ba · 1,932 sqft · SingleFamily public records · 96 Days on market

Built 2008 0.48 ac lot $150/sqft · 18% below area Est $325k · 11% under $100/mo HOA · 4% of rent ↓ 7% 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).

• ARV discount +12.5/15.0
• Cash flow +11.7/30.0
• Appreciation +4.5/10.0
• 1% rule +4.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to your ultimate Poconos getaway , full time home or Short Term Rental investment. Tucked away in the prestigious Emerald Lakes Estates--the Tunkhannock Township section of this premier community--this spacious 1,775 sq. ft. home offers three bedrooms and 2.5 bathrooms. Invest with confidence! This home is located in an STR-friendly community within a township that has clear, established guidelines for vacation rentals. Five-Star AmenitiesEmerald Lakes isn't just a neighborhood; it's a lifestyle destination. Your HOA membership (or guest passes) unlocks:Waterfront Fun: 5 pristine lakes and 2 white-sand beaches with boat launches for kayaking and fishing. Year-Round Swimming: Access to both a sparkling outdoor pool and a heated indoor pool at the Emerald Lodge. The Lodge: On-site restaurant and bar (The Emerald Grill), game rooms, fitness center, and saunas. Active Living: Tennis, pickleball, and basketball courts, plus a baseball field and scenic hiking trails. Location, Location, LocationYou are minutes away from the best the Poconos has to offer:Pocono Raceway: 5 minutes - Feel the thunder of NASCAR right down the road. Kalahari Resorts: 10 minutes - America's largest indoor waterpark. Skiing & Snowboarding: Less than 15 minutes to Camelback Mountain and Big Boulder/Jack Frost. Shopping: Close to the Crossings Premium Outlets and local artisan shops. SHORT SALE. SUBJECT TO APPROVAL

Key facts

• Outdoor pool
• Heated indoor pool
• Boat launches

Tags

• FIVE PRISTINE LAKES
• TWO WHITE-SAND BEACHES
• BOAT LAUNCHES
• OUTDOOR POOL
• HEATED INDOOR POOL
• ON-SITE RESTAURANT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (9.9% below list).
• Recommended offer: $260k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#371 in PA, #3,219 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, health & safety A-; Watch: employment D+, amenities F, 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.
• Market conditions: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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

• It's been on market 96 days — a 9% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $260,307 (9.9% 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 96 days. Have you received any prior offers? Is the seller open to a 10% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $324,761
• List price: $289,000
• Delta: -11.01%
• 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
118 Cedar Dr	0.23mi	3/2.0	1,800 (-7%)	1mo	$360,000	$200	75
136 Tumbleweed Dr	0.10mi	3/2.0	1,696 (-12%)	13mo	$525,000	$310	63
255 Cedar Dr	0.44mi	3/2.0	1,828 (-5%)	7mo	$765,000	$418	62
2113 Wild Laurel Dr	0.13mi	3/3.0	2,200 (+14%)	12mo	$280,000	$127	59
1591 Clover Rd	0.74mi	4/2.0 (+1)	1,938 (+0%)	4mo	$332,500	$172	55
144 Overland Dr	0.65mi	4/2.5 (+1)	1,884 (-2%)	7mo	$334,800	$178	55
232 Beaver Dam Rd	0.45mi	3/3.0	1,854 (-4%)	19mo	$627,500	$338	54
126 Crystal Dr	0.30mi	3/2.0	1,756 (-9%)	18mo	$295,000	$168	53
111 Beaver Dam Rd	0.45mi	3/2.5	1,696 (-12%)	9mo	$760,000	$448	52
2109 Wild Laurel Dr	0.12mi	4/2.5 (+1)	2,220 (+15%)	17mo	$365,000	$164	50
130 Granite Rd Rd	0.72mi	3/2.0	1,764 (-9%)	3mo	$330,000	$187	47
117 English Ivy Ct	0.57mi	3/2.0	1,768 (-8%)	15mo	$530,000	$300	44

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

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.67×
• Total profit: $-26,469
• Equity at exit: $70,485

10-year hold

• IRR: -0.7%
• Equity multiple: 0.93×
• Total profit: $-5,386
• Equity at exit: $74,633

Cash invested: $80,920 (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 18334

• Home prices YoY: -0.5%
• Active inventory: 107
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,603 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$407 /mo · $4,885/yr
• Insurance: −$120
• HOA: −$100
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $-87

Break-even live

Break-even rent $2,713

Max offer price $273,696

Occupancy floor 98%

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 Wild Laurel Dr Long Pond, PA	3.0	3.0	2200	$2,500	$1.14	43d	1	0.12mi
152 Granite Rd Long Pond, PA	4.0	2.5	2624	$3,300	$1.26	43d	1	0.78mi
2267 Doe Dr Long Pond, PA	4.0	3.0	2000	$2,700	$1.35	43d	1	1.19mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: waterpoolgym

Listing history 16 events

1. 2026-06-18
   days on market $289,000 Active 96 DOM
2. 2026-06-17
   days on market $289,000 Active 95 DOM
3. 2026-06-16
   days on market $289,000 Active 94 DOM
4. 2026-06-15
   days on market $289,000 Active 93 DOM
5. 2026-06-14
   days on market $289,000 Active 91 DOM
6. 2026-06-13
   days on market $289,000 Active 90 DOM
7. 2026-06-10
   days on market $289,000 Active 88 DOM
8. 2026-06-08
   days on market $289,000 Active 86 DOM
9. 2026-06-07
   days on market $289,000 Active 85 DOM
10. 2026-06-02
    days on market $289,000 Active 80 DOM
11. 2026-06-01
    days on market $289,000 Active 79 DOM
12. 2026-05-31
    days on market $289,000 Active 78 DOM
13. 2026-05-30
    days on market $289,000 Active 77 DOM
14. 2026-04-29
    price $289,000 1420-char remark

    Show marketing remark (1420 chars)

    Welcome to your ultimate Poconos getaway , full time home or Short Term Rental investment. Tucked away in the prestigious Emerald Lakes Estates--the Tunkhannock Township section of this premier community--this spacious 1,775 sq. ft. home offers three bedrooms and 2.5 bathrooms. Invest with confidence! This home is located in an STR-friendly community within a township that has clear, established guidelines for vacation rentals. Five-Star AmenitiesEmerald Lakes isn't just a neighborhood; it's a lifestyle destination. Your HOA membership (or guest passes) unlocks:Waterfront Fun: 5 pristine lakes and 2 white-sand beaches with boat launches for kayaking and fishing. Year-Round Swimming: Access to both a sparkling outdoor pool and a heated indoor pool at the Emerald Lodge. The Lodge: On-site restaurant and bar (The Emerald Grill), game rooms, fitness center, and saunas. Active Living: Tennis, pickleball, and basketball courts, plus a baseball field and scenic hiking trails. Location, Location, LocationYou are minutes away from the best the Poconos has to offer:Pocono Raceway: 5 minutes - Feel the thunder of NASCAR right down the road. Kalahari Resorts: 10 minutes - America's largest indoor waterpark. Skiing & Snowboarding: Less than 15 minutes to Camelback Mountain and Big Boulder/Jack Frost. Shopping: Close to the Crossings Premium Outlets and local artisan shops. SHORT SALE. SUBJECT TO APPROVAL

15. 2026-04-14
    price $299,900 1420-char remark

    Show marketing remark (1420 chars)

    Welcome to your ultimate Poconos getaway , full time home or Short Term Rental investment. Tucked away in the prestigious Emerald Lakes Estates--the Tunkhannock Township section of this premier community--this spacious 1,775 sq. ft. home offers three bedrooms and 2.5 bathrooms. Invest with confidence! This home is located in an STR-friendly community within a township that has clear, established guidelines for vacation rentals. Five-Star AmenitiesEmerald Lakes isn't just a neighborhood; it's a lifestyle destination. Your HOA membership (or guest passes) unlocks:Waterfront Fun: 5 pristine lakes and 2 white-sand beaches with boat launches for kayaking and fishing. Year-Round Swimming: Access to both a sparkling outdoor pool and a heated indoor pool at the Emerald Lodge. The Lodge: On-site restaurant and bar (The Emerald Grill), game rooms, fitness center, and saunas. Active Living: Tennis, pickleball, and basketball courts, plus a baseball field and scenic hiking trails. Location, Location, LocationYou are minutes away from the best the Poconos has to offer:Pocono Raceway: 5 minutes - Feel the thunder of NASCAR right down the road. Kalahari Resorts: 10 minutes - America's largest indoor waterpark. Skiing & Snowboarding: Less than 15 minutes to Camelback Mountain and Big Boulder/Jack Frost. Shopping: Close to the Crossings Premium Outlets and local artisan shops. SHORT SALE. SUBJECT TO APPROVAL

16. 2026-03-14
    listed $309,900 Active 1420-char remark

    Show marketing remark (1420 chars)

    Welcome to your ultimate Poconos getaway , full time home or Short Term Rental investment. Tucked away in the prestigious Emerald Lakes Estates--the Tunkhannock Township section of this premier community--this spacious 1,775 sq. ft. home offers three bedrooms and 2.5 bathrooms. Invest with confidence! This home is located in an STR-friendly community within a township that has clear, established guidelines for vacation rentals. Five-Star AmenitiesEmerald Lakes isn't just a neighborhood; it's a lifestyle destination. Your HOA membership (or guest passes) unlocks:Waterfront Fun: 5 pristine lakes and 2 white-sand beaches with boat launches for kayaking and fishing. Year-Round Swimming: Access to both a sparkling outdoor pool and a heated indoor pool at the Emerald Lodge. The Lodge: On-site restaurant and bar (The Emerald Grill), game rooms, fitness center, and saunas. Active Living: Tennis, pickleball, and basketball courts, plus a baseball field and scenic hiking trails. Location, Location, LocationYou are minutes away from the best the Poconos has to offer:Pocono Raceway: 5 minutes - Feel the thunder of NASCAR right down the road. Kalahari Resorts: 10 minutes - America's largest indoor waterpark. Skiing & Snowboarding: Less than 15 minutes to Camelback Mountain and Big Boulder/Jack Frost. Shopping: Close to the Crossings Premium Outlets and local artisan shops. SHORT SALE. SUBJECT TO APPROVAL

ⓘ 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: $4,885 · $407/mo
• Projected year-2 tax: $4,885 · $407/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 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $31,237
• − Mortgage interest: −$16,188
• − Property taxes: −$4,885
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,499
• − Management: −$2,499
• − HOA: −$1,200
• − Depreciation: −$8,407
• Taxable loss: −$5,887
• Est. tax savings @ 24.0%: +$1,413
• After-tax cash flow: $373/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 — Tunkhannock

• Score: 77/100
• State rank: #371
• US rank: #3219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emerald Lakes, PA
• Population (ZIP): 4,907

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 12% Black 9%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 10% Russian/Polish/Slavic 3%

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: ▼ -0.95%
• Current HPI: 178.5307
• 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

-6.7% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $289,000 GSBR as distributed by MLS GRID
• 2026-04-14 Price Changed $299,900 GSBR as distributed by MLS GRID
• 2026-03-14 Listed $309,900 GSBR as distributed by MLS GRID

Property tax history

-1.2%/yr

Latest (2026): $4,885 · +3.4% YoY. Source: county tax records.