160 Five Mile Meadow Rd · Porter, PA 18328

$79,000

3 bd · None ba · 768 sqft · Other public records · 139 Days on market

Built 1959 $103/sqft · 22% below area Est $101k · 22% under ↓ 11% since listing

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Must be a PA resident to purchase. Cabin is on Pa leased land, Can not be rented or lived in year round. This is the affordable, no-frills hunting cabin you've been waiting for! Perfectly situated at 160 Five Mile Meadow and completely surrounded by state land, this is a true hunter's home base. It's cute, functional, and designed for those who want to get away from it all and get straight to the woods. If you're looking for a dedicated spot to call camp without the high price tag, this is it. Complete with Mini split for your comfort summer spring or fall

Key facts

• Mini split
• Hunting cabin
• Built 1959

Tags

• HUNTING CABIN
• SURROUNDED BY STATE LAND
• DEDICATED SPOT TO CALL CAMP
• MINI SPLIT

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath other listed at $79k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Bushkill El Sch (math 27% / reading 42%, grade F, #1,049 of 1,518 statewide, top 71%, 366 students, 70% FRL); Lehman Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 603 students, 59% FRL); East Stroudsburg Shs North (math 29% / reading 24%, grade F, #371 of 437 statewide, top 85%, 940 students, 54% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 213 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 $8k of equity ($546 loan paydown + $8k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 2.33% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.63%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $101,258
• List price: $79,000
• Delta: -21.98%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.4%
• Equity multiple: 5.53×
• Total profit: $100,151
• Equity at exit: $71,169

10-year hold

• IRR: 56.0%
• Equity multiple: 12.31×
• Total profit: $250,097
• Equity at exit: $153,480

Cash invested: $22,120 (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: 213
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $896

Break-even live

Break-even rent $703

Max offer price $79,000

Occupancy floor 46%

Sensitivity live

Price	-10% $941	-5% $919	+0% $896	+5% $874	+10% $852
Rent	-10% $751	-5% $824	+0% $896	+5% $969	+10% $1,042
Rate	-1.0pp $936	-0.5pp $916	base $896	+0.5pp $876	+1.0pp $855

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $79,000 Active 139 DOM
2. 2026-06-19
   days on market $79,000 Active 137 DOM
3. 2026-06-18
   days on market $79,000 Active 136 DOM
4. 2026-06-17
   days on market $79,000 Active 135 DOM
5. 2026-06-16
   days on market $79,000 Active 134 DOM
6. 2026-06-15
   days on market $79,000 Active 133 DOM
7. 2026-06-14
   days on market $79,000 Active 131 DOM
8. 2026-06-13
   days on market $79,000 Active 130 DOM
9. 2026-06-10
   days on market $79,000 Active 128 DOM
10. 2026-06-09
    days on market $79,000 Active 127 DOM
11. 2026-06-08
    days on market $79,000 Active 126 DOM
12. 2026-06-07
    days on market $79,000 Active 125 DOM
13. 2026-06-05
    days on market $79,000 Active 122 DOM
14. 2026-06-02
    days on market $79,000 Active 120 DOM
15. 2026-06-01
    days on market $79,000 Active 119 DOM
16. 2026-05-31
    days on market $79,000 Active 118 DOM
17. 2026-05-30
    days on market $79,000 Active 117 DOM
18. 2026-05-09
    price $79,000 562-char remark

    Show marketing remark (562 chars)

    Must be a PA resident to purchase. Cabin is on Pa leased land, Can not be rented or lived in year round. This is the affordable, no-frills hunting cabin you've been waiting for! Perfectly situated at 160 Five Mile Meadow and completely surrounded by state land, this is a true hunter's home base. It's cute, functional, and designed for those who want to get away from it all and get straight to the woods. If you're looking for a dedicated spot to call camp without the high price tag, this is it. Complete with Mini split for your comfort summer spring or fall

19. 2026-02-02
    listed $89,000 Active 562-char remark

    Show marketing remark (562 chars)

    Must be a PA resident to purchase. Cabin is on Pa leased land, Can not be rented or lived in year round. This is the affordable, no-frills hunting cabin you've been waiting for! Perfectly situated at 160 Five Mile Meadow and completely surrounded by state land, this is a true hunter's home base. It's cute, functional, and designed for those who want to get away from it all and get straight to the woods. If you're looking for a dedicated spot to call camp without the high price tag, this is it. Complete with Mini split for your comfort summer spring or fall

ⓘ 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: $1,294 · $108/mo
• Projected year-2 tax: $1,294 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,047
• − Mortgage interest: −$4,425
• − Property taxes: −$1,294
• − Insurance: −$395
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − Depreciation: −$2,298
• Taxable income: $10,107
• Est. tax owed @ 24.0%: −$2,426
• After-tax cash flow: $8,331/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 — Porter

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

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

-11.2% since first listed

2 events — show timeline

• 2026-05-09 Price Changed $79,000 PWMLS
• 2026-02-02 Listed $89,000 PWMLS

Property tax history

-3.4%/yr

Latest (2026): $1,294 · +2.3% YoY. Source: county tax records.