217 Bindale Rd · Saw Creek, PA 18371

$210,000

3 bd · 2.0 ba · 1,204 sqft · SingleFamily public records · 107 Days on market

Built 1990 0.40 ac lot $174/sqft · 6% below area Est $224k · 6% under $129/mo HOA · 7% 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).

• ARV discount +10.4/15.0
• Cash flow +7.6/30.0
• Appreciation +6.8/10.0
• 1% rule +3.6/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0

Listing remarks MLS

MOTIVATED SELLER !!!!Welcome to this beautifully maintained ranch home ideally located on a quiet cul-de-sac. This move-in ready property features 3 spacious bedrooms, 2 full bathrooms, and Open floor plan with room living room with Brick Fireplace, open to kitchen with large breakfast bar. and sliding glass doors to lead out to the patio garage, all a large backyard perfect for outdoor enjoyment. Recently updated throughout, the home offers fresh paint, brand-new luxury vinyl flooring, a new roof, a new sump pump, and a new grinder pump -- providing peace of mind for years to come. Step outside to a cozy deck, ideal for summer barbecues or relaxing afternoons with a good book. With low taxes and thoughtful upgrades already completed, this home offers comfort, convenience, and exceptional value Enjoy the Pool this Summer !

Key facts

• Cul de sac
• Large backyard
• New grinder pump

Tags

• CUL DE SAC
• LARGE BACKYARD
• COZY DECK
• NEW ROOF
• NEW SUMP
• NEW GRINDER PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.3% below list).
• Recommended offer: $165k (21.4% below list) — sets the bar for cash-flow.

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: 17 active listings in the ZIP; 1 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 ($1k loan paydown + $8k appreciation (3.6% 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $71k; list at $210k implies a 196% gain — meaningful room to come down on a strong offer.

Recommended offer $164,978 (21.4% 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 107 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.86% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.20%
• DSCR: 0.77
• GRM: 9.7

CMA / ARV

• ARV (median comp): $224,306
• List price: $210,000
• Delta: 2.54%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Withywindle Way	0.25mi	3/1.5	1,190 (-1%)	0mo	$232,000	$195	84
429 Underhill Dr	0.53mi	3/2.0	1,295 (+8%)	21mo	$257,000	$198	45

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

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.27×
• Total profit: $15,916
• Equity at exit: $101,537

10-year hold

• IRR: 7.5%
• Equity multiple: 2.22×
• Total profit: $71,598
• Equity at exit: $162,251

Cash invested: $58,800 (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 18371

• Home prices YoY: 1.5%
• Active inventory: 17
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$359 /mo · $4,309/yr
• Insurance: −$88
• HOA: −$129
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-255

Break-even live

Break-even rent $2,123

Max offer price $164,978

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Condor Dr #1 Tamiment, PA	2.0	2.5	1308	$1,800	$1.38	24d	1	0.62mi

HOA detail

• Monthly dues: $129 · $1,548/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-19
   pricedays on market $210,000 Active 107 DOM
2. 2026-06-18
   days on market $230,000 Active 106 DOM
3. 2026-06-17
   days on market $230,000 Active 105 DOM
4. 2026-06-16
   days on market $230,000 Active 104 DOM
5. 2026-06-15
   days on market $230,000 Active 103 DOM
6. 2026-06-14
   days on market $230,000 Active 101 DOM
7. 2026-06-13
   days on market $230,000 Active 100 DOM
8. 2026-06-10
   days on market $230,000 Active 98 DOM
9. 2026-06-09
   days on market $230,000 Active 97 DOM
10. 2026-06-08
    days on market $230,000 Active 96 DOM
11. 2026-06-07
    days on market $230,000 Active 95 DOM
12. 2026-06-05
    days on market $230,000 Active 92 DOM
13. 2026-06-02
    days on market $230,000 Active 90 DOM
14. 2026-06-01
    days on market $230,000 Active 89 DOM
15. 2026-05-31
    days on market $230,000 Active 88 DOM
16. 2026-05-30
    days on market $230,000 Active 87 DOM
17. 2026-05-19
    price $220,000 834-char remark

    Show marketing remark (834 chars)

    MOTIVATED SELLER !!!!Welcome to this beautifully maintained ranch home ideally located on a quiet cul-de-sac. This move-in ready property features 3 spacious bedrooms, 2 full bathrooms, and Open floor plan with room living room with Brick Fireplace, open to kitchen with large breakfast bar. and sliding glass doors to lead out to the patio garage, all a large backyard perfect for outdoor enjoyment. Recently updated throughout, the home offers fresh paint, brand-new luxury vinyl flooring, a new roof, a new sump pump, and a new grinder pump -- providing peace of mind for years to come. Step outside to a cozy deck, ideal for summer barbecues or relaxing afternoons with a good book. With low taxes and thoughtful upgrades already completed, this home offers comfort, convenience, and exceptional value Enjoy the Pool this Summer !

18. 2026-04-09
    price $225,000 834-char remark

    Show marketing remark (834 chars)

    MOTIVATED SELLER !!!!Welcome to this beautifully maintained ranch home ideally located on a quiet cul-de-sac. This move-in ready property features 3 spacious bedrooms, 2 full bathrooms, and Open floor plan with room living room with Brick Fireplace, open to kitchen with large breakfast bar. and sliding glass doors to lead out to the patio garage, all a large backyard perfect for outdoor enjoyment. Recently updated throughout, the home offers fresh paint, brand-new luxury vinyl flooring, a new roof, a new sump pump, and a new grinder pump -- providing peace of mind for years to come. Step outside to a cozy deck, ideal for summer barbecues or relaxing afternoons with a good book. With low taxes and thoughtful upgrades already completed, this home offers comfort, convenience, and exceptional value Enjoy the Pool this Summer !

19. 2026-03-04
    listed $230,000 Active 653-char remark

    Show marketing remark (653 chars)

    Welcome to this beautifully maintained ranch home ideally located on a quiet cul-de-sac . This move- in ready property features 3 spacious bedrooms, 2 full bathrooms, and a garage, all situated on a large backyard perfect for outdoor enjoyment. Recently update throughout, the home offers fresh paint, brand-new luxury vinyl flooring, a new roof, a new sump, and new grinder pump-providing peace of mind foe years to come. Step outside to cozy deck, ideal for summer barbecues or relaxing afternoons with a good book. With Low taxes and thoughtful upgrades already completed, this home offers comfort, convenience, and exceptional value. on a Cul de sac

20. 2026-03-03
    listed $230,000 Active 834-char remark

    Show marketing remark (834 chars)

    MOTIVATED SELLER !!!!Welcome to this beautifully maintained ranch home ideally located on a quiet cul-de-sac. This move-in ready property features 3 spacious bedrooms, 2 full bathrooms, and Open floor plan with room living room with Brick Fireplace, open to kitchen with large breakfast bar. and sliding glass doors to lead out to the patio garage, all a large backyard perfect for outdoor enjoyment. Recently updated throughout, the home offers fresh paint, brand-new luxury vinyl flooring, a new roof, a new sump pump, and a new grinder pump -- providing peace of mind for years to come. Step outside to a cozy deck, ideal for summer barbecues or relaxing afternoons with a good book. With low taxes and thoughtful upgrades already completed, this home offers comfort, convenience, and exceptional value Enjoy the Pool this Summer !

21. 2017-06-19
    soldstatus $71,000
22. 2017-06-15
    soldstatus $71,000
23. 2016-09-27
    listed $75,000
24. 2005-01-07
    soldstatus $150,000

ⓘ 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: $4,309 · $359/mo
• Projected year-2 tax: $4,309 · $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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,600
• − Mortgage interest: −$11,763
• − Property taxes: −$4,309
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$1,548
• − Depreciation: −$6,109
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-1,466/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): 977

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 0.66)
• Race & ethnicity: Hispanic / Latino 43% Black 33% White 20% Two or more races 11%
• Hispanic origin (detail): Puerto Rican 32%
• Common ancestry: Russian 4% Iranian 2% Romanian 2%
• Foreign-born: 10% · Canada
• Languages at home: 70% English-only · Spanish 27% Other Indo-European 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: ▲ 3.59%
• Current HPI: 249.7987
• 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

+46.7% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $220,000 PMAR
• 2026-04-09 Price Changed $225,000 PMAR
• 2026-03-04 Listed $230,000 GLVRMLS
• 2026-03-03 Listed $230,000 PMAR
• 2017-06-19 Sold (Public Records) $71,000 Public Records
• 2017-06-15 Sold (MLS) $71,000 PMAR
• 2016-09-27 Listed $75,000 PMAR
• 2005-01-07 Sold (Public Records) $150,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $4,309 · +1.6% YoY. Source: county tax records.