2832 Long Pond Rd · Tobyhanna, PA 18334

$365,000

3 bd · 2.0 ba · 1,764 sqft · SingleFamily public records · 61 Days on market

Built 1988 0.52 ac lot $207/sqft · 50% above area Est $373k · at est.

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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).

• Cash flow +11.5/30.0
• ARV discount +8.4/15.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cape Cod style home with endless possibilities! large living room, dining room with sliders, Master bedroom with private deck, 2 baths, front and rear decks and full unfinished basement. Community Amenities include: beaches, lakes, clubhouse and more!

Key facts

• Indoor pool
• Basketball courts
• 0.52 acre lot

Tags

• FULLY FINISHED BONUS BASEMENT
• INDOOR POOL
• BASKETBALL COURTS
• RESORT-STYLE AMENITIES

Property features AI

Finance

• Financial info: Annual tax amount: $6,165
• HOA & community: Located in the Emerald Lakes subdivision

Exterior

• Utilities: Private well water
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Vinyl siding
• Exterior features: Balcony; Deck

Interior

• Bedrooms: 12 total rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating
• Interior features: Hardwood flooring; Dining room fireplace; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-119 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (22.7% below list).
• Recommended offer: $282k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k 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 61 days — a 6% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $315k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $282,295 (22.7% 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 61 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $372,834
• List price: $365,000
• Delta: -2.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2917 Long Pond Rd	0.39mi	3/1.5	1,696 (-4%)	7mo	$339,000	$200	68
273 Ash Dr	0.59mi	3/2.0	1,772 (+0%)	21mo	$309,000	$174	55
1025 Cricket Ln	0.66mi	3/2.0	1,916 (+9%)	5mo	$305,000	$159	50
394 Cedar Dr	0.56mi	3/2.0	1,632 (-8%)	16mo	$275,000	$169	48
1138 Horizon Dr	0.75mi	4/2.0 (+1)	1,591 (-10%)	1mo	$435,000	$273	43
1728 Clover Rd	0.62mi	4/2.0 (+1)	1,565 (-11%)	23mo	$298,000	$190	28
1728 Clover Rd	0.62mi	4/2.5 (+1)	1,565 (-11%)	23mo	$298,000	$190	26
1648 Clover Rd	0.72mi	4/2.5 (+1)	2,016 (+14%)	17mo	$400,000	$198	21

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: -7.7%
• Equity multiple: 0.66×
• Total profit: $-34,241
• Equity at exit: $89,021

10-year hold

• IRR: -1.0%
• Equity multiple: 0.91×
• Total profit: $-9,184
• Equity at exit: $94,260

Cash invested: $102,200 (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: 108
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,823 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$283 /mo · $3,390/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-119

Break-even live

Break-even rent $2,973

Max offer price $344,050

Occupancy floor 99%

Sensitivity live

Price	-10% $88	-5% $-15	+0% $-119	+5% $-222	+10% $-325
Rent	-10% $-342	-5% $-230	+0% $-119	+5% $-7	+10% $104
Rate	-1.0pp $65	-0.5pp $-26	base $-119	+0.5pp $-213	+1.0pp $-309

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2267 Doe Dr Long Pond, PA	4.0	3.0	2000	$2,700	$1.35	45d	1	0.45mi
152 Granite Rd Long Pond, PA	4.0	2.5	2624	$3,300	$1.26	45d	1	1.32mi

Listing history 24 events

1. 2026-06-21
   days on market $365,000 Active 61 DOM
2. 2026-06-19
   days on market $365,000 Active 59 DOM
3. 2026-06-18
   days on market $365,000 Active 58 DOM
4. 2026-06-17
   days on market $365,000 Active 57 DOM
5. 2026-06-17
   price $365,000 Active 56 DOM
6. 2026-06-16
   days on market $369,000 Active 56 DOM
7. 2026-06-15
   days on market $369,000 Active 55 DOM
8. 2026-06-14
   days on market $369,000 Active 53 DOM
9. 2026-06-13
   days on market $369,000 Active 52 DOM
10. 2026-06-10
    days on market $369,000 Active 50 DOM
11. 2026-06-09
    days on market $369,000 Active 49 DOM
12. 2026-06-08
    days on market $369,000 Active 48 DOM
13. 2026-06-07
    days on market $369,000 Active 47 DOM
14. 2026-06-02
    days on market $369,000 Active 42 DOM
15. 2026-06-01
    days on market $369,000 Active 41 DOM
16. 2026-05-31
    days on market $369,000 Active 40 DOM
17. 2026-05-30
    days on market $369,000 Active 39 DOM
18. 2026-04-21
    listed $369,000 Active 349-char remark
19. 2026-02-16
    status Pending
20. 2025-10-01
    listed $388,800 Active
21. 2022-09-02
    soldstatus $315,000
22. 2020-07-14
    soldstatus $78,000

    Show marketing remark (251 chars)

    Cape Cod style home with endless possibilities! large living room, dining room with sliders, Master bedroom with private deck, 2 baths, front and rear decks and full unfinished basement. Community Amenities include: beaches, lakes, clubhouse and more!

23. 2020-06-05
    listed $67,000

    Show marketing remark (251 chars)

    Cape Cod style home with endless possibilities! large living room, dining room with sliders, Master bedroom with private deck, 2 baths, front and rear decks and full unfinished basement. Community Amenities include: beaches, lakes, clubhouse and more!

24. 2004-10-27
    soldstatus $154,000

ⓘ 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: $3,390 · $283/mo
• Projected year-2 tax: $4,579 · $382/mo
• Expected delta: +$1,188/yr (+$99/mo · 35.0%)

ⓘ 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 ≥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: $33,875
• − Mortgage interest: −$20,446
• − Property taxes: −$3,390
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,710
• − Management: −$2,710
• − Depreciation: −$10,618
• Taxable loss: −$7,824
• Est. tax savings @ 24.0%: +$1,878
• After-tax cash flow: $455/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 — Tobyhanna

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

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

+137.0% since first listed

8 events — show timeline

• 2026-06-16 Price Changed $365,000 LCAR
• 2026-04-21 Listed $369,000 LCAR
• 2026-02-16 Pending — PMAR
• 2025-10-01 Listed $388,800 PMAR
• 2022-09-02 Sold (Public Records) $315,000 Public Records
• 2020-07-14 Sold (MLS) $78,000 PMAR
• 2020-06-05 Listed $67,000 PMAR
• 2004-10-27 Sold (Public Records) $154,000 Public Records

Property tax history

-2.7%/yr

Latest (2026): $3,390 · +3.3% YoY. Source: county tax records.