159 Sandstone Dr · Pocono Ranch Lands, PA 18328

$239,000

2 bd · 1.0 ba · 760 sqft · SingleFamily public records · 28 Days on market

Built 1973 $100/mo HOA · 6% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

Key facts

• Modern finishes
• Updated flooring
• Recessed lighting

Tags

• FLAT CORNER LOT
• OPEN-CONCEPT LAYOUT
• UPDATED FLOORING
• RECESSED LIGHTING
• MODERN FINISHES
• BREAKFAST BAR SEATING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,200 (equivalent to $100/month); Community amenities include basketball court, pool, playground, clubhouse, beach rights and beach access

Exterior

• Parking: Driveway
• Utilities: Water: Other; Sewer: Septic tank
• Home design: Single-family residence; One story
• Construction: Above-grade finished area recorded (760)
• Exterior features: Deck; Front porch; Corner lot; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric oven
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; No cooling
• Interior features: Dishwasher; Washer/Dryer; Refrigerator; Microwave; Electric oven; Crawl space basement
• Laundry & utility: Laundry on the main level; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (31.2% below list).
• Recommended offer: $164k (31.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 211 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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 $106k; list at $239k implies a 125% gain — meaningful room to come down on a strong offer.

Recommended offer $164,320 (31.2% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $149,720
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Sandstone Dr	0.00mi	2/1.0	781 (+3%)	6mo	$106,000	$136	90
138 Mountain Lake Dr	0.46mi	2/1.0	760 (0%)	4mo	$76,000	$100	76
327 Wild Acres Dr	0.50mi	2/1.0	760 (0%)	19mo	$210,000	$276	61
310 Wild Acres Dr	0.36mi	2/1.0	848 (+12%)	19mo	$182,500	$215	48
116 Autumn Rd	0.57mi	2/1.0	672 (-12%)	9mo	$165,000	$246	47
158 Mountain Lake Dr	0.31mi	2/1.0	864 (+14%)	23mo	$130,000	$150	43
109 Autumn Rd	0.51mi	3/1.0 (+1)	864 (+14%)	10mo	$170,000	$197	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $110,793
• Equity at exit: $215,310

10-year hold

• IRR: 18.6%
• Equity multiple: 6.10×
• Total profit: $341,486
• Equity at exit: $464,324

Cash invested: $66,920 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,643 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$149 /mo · $1,791/yr
• Insurance: −$100
• HOA: −$100
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-304

Break-even live

Break-even rent $2,028

Max offer price $185,282

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 28 events

1. 2026-06-18
   days on market $239,000 Active 28 DOM
2. 2026-06-17
   days on market $239,000 Active 27 DOM
3. 2026-06-16
   days on market $239,000 Active 26 DOM
4. 2026-06-15
   days on market $239,000 Active 25 DOM
5. 2026-06-13
   days on market $239,000 Active 23 DOM
6. 2026-06-13
   days on market $239,000 Active 22 DOM
7. 2026-06-09
   days on market $239,000 Active 19 DOM
8. 2026-06-08
   days on market $239,000 Active 18 DOM
9. 2026-06-07
   days on market $239,000 Active 17 DOM
10. 2026-06-04
    pricedays on market $239,000 Active 14 DOM
11. 2026-06-03
    days on market $249,000 Active 13 DOM
12. 2026-06-02
    days on market $249,000 Active 12 DOM
13. 2026-06-01
    days on market $249,000 Active 11 DOM
14. 2026-05-31
    days on market $249,000 Active 10 DOM
15. 2026-05-21
    listed $249,000 Active
16. 2025-12-17
    soldstatus $106,000
17. 2025-12-16
    soldstatus $106,000 Closed 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

18. 2025-11-25
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

19. 2025-11-13
    status Active 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

20. 2025-11-11
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

21. 2025-11-06
    status Active 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

22. 2025-11-06
    price $125,000 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

23. 2025-08-28
    price $150,000 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

24. 2025-07-25
    price $174,900 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

25. 2025-05-22
    status Active 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

26. 2025-05-19
    status Pending 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

27. 2025-05-08
    listed $185,000 Active 187-char remark

    Show marketing remark (187 chars)

    Lakeview ranch on flat, corner lot in beautiful Wild Acres. 2 bedrooms and 1 bath. Living room features a fireplace. Dining room is open to kitchen, Large deck for BBQ's and entertaining.

28. 2005-05-05
    soldstatus $118,000

ⓘ 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: $1,791 · $149/mo
• Projected year-2 tax: $2,784 · $232/mo
• Expected delta: +$992/yr (+$83/mo · 55.4%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $19,718
• − Mortgage interest: −$13,388
• − Property taxes: −$1,791
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − HOA: −$1,200
• − Depreciation: −$6,953
• Taxable loss: −$7,963
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $-1,738/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+111.0% since first listed

14 events — show timeline

• 2026-05-21 Listed $249,000 PWMLS
• 2025-12-17 Sold (Public Records) $106,000 Public Records
• 2025-12-16 Sold (MLS) $106,000 PMAR
• 2025-11-25 Pending — PMAR
• 2025-11-13 Relisted — PMAR
• 2025-11-11 Pending — PMAR
• 2025-11-06 Relisted — PMAR
• 2025-11-06 Price Changed $125,000 PMAR
• 2025-08-28 Price Changed $150,000 PMAR
• 2025-07-25 Price Changed $174,900 PMAR
• 2025-05-22 Relisted — PMAR
• 2025-05-19 Pending — PMAR
• 2025-05-08 Listed $185,000 PMAR
• 2005-05-05 Sold (Public Records) $118,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,791 · +1.5% YoY. Source: county tax records.