133 Rainbow Dr · Masthope, PA 18435

$575,000

3 bd · 2.0 ba · 1,774 sqft · SingleFamily public records · 8 Days on market

Built 2005 1.25 ac lot $280/mo HOA · 15% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +5.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!

Key facts

• Screened in porch
• Huge mudroom
• Family game room

Tags

• EASY WALK TO THE LAKE
• TWO LIVING ROOMS
• FAMILY GAME ROOM
• COZY FIREPLACE
• SCREENED IN PORCH
• HUGE MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $575k.

Deal economics

• At list price, monthly cash flow is $-2k ($-29k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (74.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (67.0% below list).
• Recommended offer: $146k (74.6% below list) — sets the bar for cash-flow.
• Cap rate 1.2% vs local median 3.2% in Masthope — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#1,276 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 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 $8k of equity ($4k loan paydown + $4k appreciation (0.7% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $458k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,269 (74.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.33% ✗
• Cap rate: 1.23%
• Cash-on-cash: -18.09%
• DSCR: 0.20
• GRM: 25.2

CMA / ARV

• ARV (on-the-fly): $372,540
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
136 Rainbow Dr	0.05mi	3/2.0	1,670 (-6%)	1mo	$380,000	$228	87
124 Rainbow Dr	0.08mi	4/2.0 (+1)	1,541 (-13%)	16mo	$300,000	$195	57
100 Sunny Ct	0.35mi	3/2.5	1,925 (+8%)	22mo	$387,500	$201	49
308 Falling Waters Blvd	0.14mi	3/3.0	2,040 (+15%)	19mo	$475,000	$233	48
109 Laurel Rd	0.49mi	2/2.0 (-1)	1,848 (+4%)	23mo	$240,000	$130	46
273 W Lakeview Rd	0.39mi	4/3.0 (+1)	1,984 (+12%)	9mo	$273,000	$138	46
105 Chestnut Ct	0.55mi	3/2.0	2,002 (+13%)	10mo	$420,000	$210	45
143 E Lakeview Rd	0.61mi	3/2.0	1,556 (-12%)	10mo	$360,000	$231	42
120 Bridle Rd	0.32mi	2/2.0 (-1)	1,550 (-13%)	23mo	$332,000	$214	40
202 Tanager Rd	0.61mi	3/2.0	1,554 (-12%)	22mo	$245,000	$158	32
117 E Lakeview Rd	0.47mi	4/3.5 (+1)	1,980 (+12%)	21mo	$578,300	$292	30

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

Projected returns pro-forma

0.7% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.05×
• Total profit: $-152,173
• Equity at exit: $187,409

10-year hold

• IRR: -12.4%
• Equity multiple: -0.45×
• Total profit: $-233,724
• Equity at exit: $242,318

Cash invested: $161,000 (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 18435

• Home prices YoY: 0.3%
• Active inventory: 60
• Price-to-rent: 25.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$3,015
• Tax from tax record: −$393 /mo · $4,716/yr
• Insurance: −$240
• HOA: −$280
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-2,427

Break-even live

Break-even rent $4,972

Max offer price $146,269

Occupancy floor —

Sensitivity live

Price	-10% $-2,101	-5% $-2,264	+0% $-2,427	+5% $-2,590	+10% $-2,752
Rent	-10% $-2,577	-5% $-2,502	+0% $-2,427	+5% $-2,352	+10% $-2,277
Rate	-1.0pp $-2,137	-0.5pp $-2,281	base $-2,427	+0.5pp $-2,576	+1.0pp $-2,728

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Westcolang Rd Lackawaxen, PA	3.0	2.0	1386	$1,900	$1.37	44d	1	1.08mi

HOA detail

• Monthly dues: $280 · $3,360/yr

Listing history 8 events

1. 2026-03-06
   status Pending
2. 2026-02-25
   listed $575,000 Active
3. 2022-11-08
   soldstatus $457,500
4. 2022-10-21
   soldstatus Closed 689-char remark

   Show marketing remark (895 chars)

   Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area

5. 2022-10-21
   soldstatus $457,500 895-char remark

   Show marketing remark (895 chars)

   Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area

6. 2022-09-07
   historical 689-char remark

   Show marketing remark (689 chars)

   Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!

7. 2022-06-22
   listed $465,000 689-char remark

   Show marketing remark (895 chars)

   Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area

8. 2022-06-22
   listed $465,000 895-char remark

   Show marketing remark (895 chars)

   Big and beautiful and like new Chalet style home at Masthope Mountain for sale, easy walking distance to the lake and white sand beach area, featuring open floor plan with 5-6 bedrooms, 4 bathrooms, 2 primary bedrooms each with primary baths, 2 living rooms, family/game room, huge mud room, living room with fireplace, screened porch, loft, central air and heating, and its all on a DOUBLE LOT giving you lots of room to build a garage or other expansion plans you might have. Most of the furniture can be included with an accepted offer on the house so its almost a turnkey package! Come and enjoy some of the best amenities in the Pocono's at the one, and the only, Masthope Mountain!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area

ⓘ 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: $4,716 · $393/mo
• Projected year-2 tax: $6,901 · $575/mo
• Expected delta: +$2,184/yr (+$182/mo · 46.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$32,209
• − Property taxes: −$4,716
• − Insurance: −$2,875
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$3,360
• − Depreciation: −$16,727
• Taxable loss: −$40,735
• Est. tax savings @ 24.0%: +$9,776
• After-tax cash flow: $-19,347/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Masthope

• Score: 63/100
• State rank: #1276
• US rank: #15402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masthope, PA
• Population (ZIP): 906

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 (87%)
• Race & ethnicity: White 87% Two or more races 10% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Subsaharan African 6% Serbian 4%
• Foreign-born: 13% · Canada
• Languages at home: 92% English-only · Russian/Polish/Slavic 5% Spanish 1% German/W. Germanic 1%

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: ▲ 0.70%
• Current HPI: 206.1947
• 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

+23.7% since first listed

8 events — show timeline

• 2026-03-06 Pending — PWMLS
• 2026-02-25 Listed $575,000 PWMLS
• 2022-11-08 Sold (Public Records) $457,500 Public Records
• 2022-10-21 Sold (MLS) $457,500 PWMLS
• 2022-10-21 Sold (MLS) — PWMLS
• 2022-09-07 Delisted — PWMLS
• 2022-06-22 Listed $465,000 PWMLS
• 2022-06-22 Listed $465,000 PWMLS

Property tax history

+2.6%/yr

Latest (2026): $4,716 · +2.8% YoY. Source: county tax records.