1249 Cambell Way · Mount Pocono, PA 18466

$249,900

4 bd · 2.5 ba · 1,954 sqft · SingleFamily public records · 8 Days on market

Built 2005 0.28 ac lot Est $305k · 18% under $13/mo HOA · 1% 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• DSCR +5.4/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a quiet, tree-lined street in Tobyhanna, this spacious two-story home offers a blend of character and potential. The exterior features light siding framed by mature greenery, giving the property a private, tucked-away feel. Inside, the layout opens with warm wood-look flooring that runs throughout the main level, connecting a bright living area with a fireplace to a generous kitchen and dining space. The kitchen includes stainless steel appliances, rich cabinetry, and a large center island that doubles as a gathering spot. Sliding glass doors lead to a screened porch and patio, perfect for enjoying the wooded surroundings. Upstairs, multiple bedrooms provide flexibility for family, g

Key facts

• Wood look flooring
• Bright living area
• Tree lined street

Tags

• TREE LINED STREET
• LIGHT SIDING
• WOOD LOOK FLOORING
• BRIGHT LIVING AREA
• FIREPLACE
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $155 (about $12.92/month); Association lists no additional amenities

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank
• Home design: Single family house; Residential property; Level, wooded lot; Paved road access; Subdivision: Pocono Farms East
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation; Built as a house (single family)
• Exterior features: Deck; Covered porch

Interior

• Kitchen: Eat-in kitchen; Kitchen island; Pantry
• Bedrooms: Total rooms: 9
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s)
• Interior features: Pantry; Eat-in kitchen; Kitchen island; High ceilings; Open floorplan; Fireplace in the family room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $181 ($2k/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 $249k (0.3% below list).
• Recommended offer: $249k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 5.1% in Mount Pocono — 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 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: schools 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: 355 active listings in the ZIP; 6 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

• In year one you build about $8k of equity ($2k loan paydown + $6k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y ago 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 $207k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $249,081 (0.3% 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. 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.
5. 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.
6. 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: 1.00% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $304,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Fergus Way	0.14mi	3/2.5 (-1)	1,908 (-2%)	7mo	$320,000	$168	79
1717 Gordon Ln	0.17mi	3/2.0 (-1)	1,811 (-7%)	5mo	$250,000	$138	69
328 Lamont Way	0.28mi	4/3.0	1,777 (-9%)	10mo	$375,000	$211	62
108 Black Bear Ln	0.69mi	4/2.0	1,920 (-2%)	4mo	$369,000	$192	59
431 Northampton Rd	0.42mi	4/1.5	1,744 (-11%)	1mo	$265,000	$152	58
217 Coach Rd	0.40mi	3/1.0 (-1)	2,081 (+6%)	6mo	$240,000	$115	54
142 Dorchester Dr	0.59mi	4/2.5	2,200 (+13%)	4mo	$344,000	$156	48
4161 Romeo Rd	0.74mi	4/2.0	2,100 (+8%)	6mo	$215,000	$102	46
5193 Seneca Way Way	0.75mi	3/2.5 (-1)	1,804 (-8%)	6mo	$265,000	$147	42
106 Black Bear Ln	0.70mi	3/2.0 (-1)	2,112 (+8%)	8mo	$280,000	$133	40
159 Seminole Trail Trl	0.56mi	3/2.5 (-1)	2,211 (+13%)	9mo	$359,900	$163	40
157 Seminole Trl	0.57mi	3/2.0 (-1)	2,230 (+14%)	10mo	$350,000	$157	35

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: 8.6%
• Equity multiple: 1.48×
• Total profit: $33,297
• Equity at exit: $103,426

10-year hold

• IRR: 11.6%
• Equity multiple: 2.62×
• Total profit: $113,259
• Equity at exit: $152,761

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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$359 /mo · $4,310/yr
• Insurance: −$104
• HOA: −$13
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $181

Break-even live

Break-even rent $2,262

Max offer price $249,900

Occupancy floor 88%

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: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Dorset Rd Tobyhanna, PA	3.0	2.5	2164	$2,200	$1.02	43d	1	0.36mi
217 Coach Rd Tobyhanna, PA	3.0	2.0	2081	$2,200	$1.06	43d	1	0.38mi
5108 Seneca Way Tobyhanna, PA	3.0	2.5	2466	$3,200	$1.30	43d	1	0.96mi
2108 Cherry Dr Tobyhanna, PA	5.0	3.5	2416	$3,000	$1.24	43d	1	1.01mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	44d	1	1.18mi
6385 Cherokee Trl Tobyhanna, PA	3.0	3.0	2028	$3,500	$1.73	43d	1	1.26mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 8 events

1. 2026-06-19
   days on market $249,900 Active 8 DOM
2. 2026-06-18
   days on market $249,900 Active 7 DOM
3. 2026-06-17
   days on market $249,900 Active 6 DOM
4. 2026-06-16
   days on market $249,900 Active 5 DOM
5. 2026-06-15
   days on market $249,900 Active 4 DOM
6. 2026-06-14
   days on market $249,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $249,900 Active 1 DOM

ⓘ 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: $4,310 · $359/mo
• Projected year-2 tax: $4,310 · $359/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 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: $29,890
• − Mortgage interest: −$13,998
• − Property taxes: −$4,310
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,391
• − Management: −$2,391
• − HOA: −$156
• − Depreciation: −$7,270
• Taxable loss: −$1,877
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $2,621/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

+20.5% since first listed

18 events — show timeline

• 2026-06-12 Listed $249,900 PMAR
• 2026-03-02 Pending — PMAR
• 2025-10-07 Price Changed $304,900 PMAR
• 2025-09-02 Price Changed $319,900 PMAR
• 2025-07-28 Price Changed $334,900 PMAR
• 2025-07-03 Listed $349,900 PMAR
• 2023-11-18 Price Changed $250,000 PMAR
• 2023-09-08 Price Changed $275,999 PMAR
• 2023-08-21 Listed $300,000 PMAR
• 2023-08-15 Listing Removed — GLVRMLS
• 2023-05-22 Pending — BRIGHT MLS
• 2023-05-22 Listing Removed — BRIGHT MLS
• 2023-05-18 Pending — GLVRMLS
• 2023-05-11 Listed $300,000 BRIGHT MLS
• 2023-05-09 Coming Soon — BRIGHT MLS
• 2023-05-09 Listed $300,000 GLVRMLS
• 2023-05-09 Listed $300,000 PMAR
• 2005-12-23 Sold (Public Records) $207,411 Public Records

Property tax history

-1.4%/yr

Latest (2026): $4,310 · +3.2% YoY. Source: county tax records.