1014 Hickory Run Rd · Pocono Springs, PA 18445

$299,000

3 bd · 2.0 ba · 1,972 sqft · SingleFamily public records · 73 Days on market

Built 1991 0.82 ac lot $152/sqft · at area comps Est $273k · 10% over $216/mo HOA · 8% 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).

• Cash flow +11.1/30.0
• Appreciation +6.5/10.0
• Schools +4.2/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.2/10.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

split-level home set on . 84 private acres with no neighbors on your side of the road, offering exceptional privacy, peaceful woodland views, and true four-season living. Designed to highlight the outdoor experience, enjoy morning sunrises through the front bay window and unwind each evening with sunsets from the screened in porch overlooking refreshed landscaping and nature. Outdoor living is the centerpiece of this property with 400 sq ft of elevated entertaining space - including a two-tier deck and screened in porch It is perfect for dining, relaxing, or gathering with friends. Home includes bonfire area for nights under the stars and a large fenced dog run connected to the deck create seamless indoor-outdoor living. Inside, the flexible four-level split layout offers space for entertaining, remote work, or recreation. The home has been thoughtfully renovated and meticulously maintained, featuring LVP flooring, updated appliances, and a high-efficiency wood stove (2024) with new chimney liner for cozy winters. The home is also generator-ready for added peace of mind. Recent upgrades include new well pump (2025), new range (2025), new dishwasher (2024), washer and dryer, extensive tree removal with lot clearing, and a new wood shed roof - making this home truly move-in ready. The seller is including an outdoor equipment package with lawn tools and a wood splitter. Plus an optional ATV is for sale with plow for snow removal for property maintenance. 18' Canoe is included with sale. Residents enjoy resort-style amenities including an Olympic-size pool, playgrounds, tennis and basketball courts, clubhouse, and a 133-acre lake for canoeing, along with 52 miles of ATV-friendly roads. From sunrise coffee on the deck to fires under the stars, this home was designed to be experienced.

Key facts

• Private acres
• Fully renovated
• Woodland views

Tags

• FULLY RENOVATED
• PRIVATE ACRES
• WOODLAND VIEWS
• SCREENED PORCH
• ELEVATED ENTERTAINING SPACE
• TWO-TIER DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (13.9% below list).
• Recommended offer: $258k (13.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $257,500 (13.9% 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 73 days. Have you received any prior offers? Is the seller open to a 14% 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: 5.81%
• Cash-on-cash: -1.71%
• DSCR: 0.92
• GRM: 9.7

CMA / ARV

• ARV (median comp): $272,687
• List price: $299,000
• Delta: 9.65%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
184 S Turnpike Rd	0.70mi	3/2.0	1,696 (-14%)	7mo	$226,000	$133	38

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

Projected returns pro-forma

2.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.34×
• Total profit: $28,302
• Equity at exit: $134,241

10-year hold

• IRR: 8.9%
• Equity multiple: 2.34×
• Total profit: $111,841
• Equity at exit: $206,725

Cash invested: $83,720 (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 18445

• Home prices YoY: 0.9%
• Active inventory: 84
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,575 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$125
• HOA: −$216
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $-120

Break-even live

Break-even rent $2,726

Max offer price $277,866

Occupancy floor 100%

Sensitivity live

Price	-10% $50	-5% $-35	+0% $-120	+5% $-204	+10% $-289
Rent	-10% $-323	-5% $-221	+0% $-120	+5% $-18	+10% $84
Rate	-1.0pp $31	-0.5pp $-44	base $-120	+0.5pp $-197	+1.0pp $-276

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1121 Cobblewood Rd Newfoundland, PA	4.0	2.0	1469	$2,575	$1.75	9d	1	1.28mi

HOA detail

• Monthly dues: $216 · $2,592/yr
• Likely covers: landscapingsnow removalpool

Listing history 32 events

1. 2026-06-21
   days on market $299,000 Active 73 DOM
2. 2026-06-18
   days on market $299,000 Active 70 DOM
3. 2026-06-17
   days on market $299,000 Active 69 DOM
4. 2026-06-16
   days on market $299,000 Active 68 DOM
5. 2026-06-15
   days on market $299,000 Active 67 DOM
6. 2026-06-13
   days on market $299,000 Active 65 DOM
7. 2026-06-13
   days on market $299,000 Active 64 DOM
8. 2026-06-09
   days on market $299,000 Active 61 DOM
9. 2026-06-08
   days on market $299,000 Active 60 DOM
10. 2026-06-07
    days on market $299,000 Active 59 DOM
11. 2026-06-04
    days on market $299,000 Active 56 DOM
12. 2026-06-03
    days on market $299,000 Active 55 DOM
13. 2026-06-02
    days on market $299,000 Active 54 DOM
14. 2026-06-01
    days on market $299,000 Active 53 DOM
15. 2026-05-31
    days on market $299,000 Active 52 DOM
16. 2026-05-14
    price $311,000 1810-char remark

    Show marketing remark (1810 chars)

    split-level home set on . 84 private acres with no neighbors on your side of the road, offering exceptional privacy, peaceful woodland views, and true four-season living. Designed to highlight the outdoor experience, enjoy morning sunrises through the front bay window and unwind each evening with sunsets from the screened in porch overlooking refreshed landscaping and nature. Outdoor living is the centerpiece of this property with 400 sq ft of elevated entertaining space - including a two-tier deck and screened in porch It is perfect for dining, relaxing, or gathering with friends. Home includes bonfire area for nights under the stars and a large fenced dog run connected to the deck create seamless indoor-outdoor living. Inside, the flexible four-level split layout offers space for entertaining, remote work, or recreation. The home has been thoughtfully renovated and meticulously maintained, featuring LVP flooring, updated appliances, and a high-efficiency wood stove (2024) with new chimney liner for cozy winters. The home is also generator-ready for added peace of mind. Recent upgrades include new well pump (2025), new range (2025), new dishwasher (2024), washer and dryer, extensive tree removal with lot clearing, and a new wood shed roof - making this home truly move-in ready. The seller is including an outdoor equipment package with lawn tools and a wood splitter. Plus an optional ATV is for sale with plow for snow removal for property maintenance. 18' Canoe is included with sale. Residents enjoy resort-style amenities including an Olympic-size pool, playgrounds, tennis and basketball courts, clubhouse, and a 133-acre lake for canoeing, along with 52 miles of ATV-friendly roads. From sunrise coffee on the deck to fires under the stars, this home was designed to be experienced.

17. 2026-04-23
    price $315,000 1810-char remark

    Show marketing remark (1810 chars)

    split-level home set on . 84 private acres with no neighbors on your side of the road, offering exceptional privacy, peaceful woodland views, and true four-season living. Designed to highlight the outdoor experience, enjoy morning sunrises through the front bay window and unwind each evening with sunsets from the screened in porch overlooking refreshed landscaping and nature. Outdoor living is the centerpiece of this property with 400 sq ft of elevated entertaining space - including a two-tier deck and screened in porch It is perfect for dining, relaxing, or gathering with friends. Home includes bonfire area for nights under the stars and a large fenced dog run connected to the deck create seamless indoor-outdoor living. Inside, the flexible four-level split layout offers space for entertaining, remote work, or recreation. The home has been thoughtfully renovated and meticulously maintained, featuring LVP flooring, updated appliances, and a high-efficiency wood stove (2024) with new chimney liner for cozy winters. The home is also generator-ready for added peace of mind. Recent upgrades include new well pump (2025), new range (2025), new dishwasher (2024), washer and dryer, extensive tree removal with lot clearing, and a new wood shed roof - making this home truly move-in ready. The seller is including an outdoor equipment package with lawn tools and a wood splitter. Plus an optional ATV is for sale with plow for snow removal for property maintenance. 18' Canoe is included with sale. Residents enjoy resort-style amenities including an Olympic-size pool, playgrounds, tennis and basketball courts, clubhouse, and a 133-acre lake for canoeing, along with 52 miles of ATV-friendly roads. From sunrise coffee on the deck to fires under the stars, this home was designed to be experienced.

18. 2026-04-09
    listed $319,000 Active 1810-char remark

    Show marketing remark (1810 chars)

    split-level home set on . 84 private acres with no neighbors on your side of the road, offering exceptional privacy, peaceful woodland views, and true four-season living. Designed to highlight the outdoor experience, enjoy morning sunrises through the front bay window and unwind each evening with sunsets from the screened in porch overlooking refreshed landscaping and nature. Outdoor living is the centerpiece of this property with 400 sq ft of elevated entertaining space - including a two-tier deck and screened in porch It is perfect for dining, relaxing, or gathering with friends. Home includes bonfire area for nights under the stars and a large fenced dog run connected to the deck create seamless indoor-outdoor living. Inside, the flexible four-level split layout offers space for entertaining, remote work, or recreation. The home has been thoughtfully renovated and meticulously maintained, featuring LVP flooring, updated appliances, and a high-efficiency wood stove (2024) with new chimney liner for cozy winters. The home is also generator-ready for added peace of mind. Recent upgrades include new well pump (2025), new range (2025), new dishwasher (2024), washer and dryer, extensive tree removal with lot clearing, and a new wood shed roof - making this home truly move-in ready. The seller is including an outdoor equipment package with lawn tools and a wood splitter. Plus an optional ATV is for sale with plow for snow removal for property maintenance. 18' Canoe is included with sale. Residents enjoy resort-style amenities including an Olympic-size pool, playgrounds, tennis and basketball courts, clubhouse, and a 133-acre lake for canoeing, along with 52 miles of ATV-friendly roads. From sunrise coffee on the deck to fires under the stars, this home was designed to be experienced.

19. 2026-01-18
    historical $2,449
20. 2025-12-29
    listed $2,449
21. 2022-06-07
    soldstatus $274,540
22. 2022-06-01
    soldstatus $274,540 844-char remark

    Show marketing remark (844 chars)

    Beautifully maintained Split Level home is perched on over 3/4 of an acre. Plenty of room for everyone! Inside you will find a very tastefully cared for home, new paint, new flooring throughout. As you enter you are greeted with the main entry foyer, just ahead a perfect office/den, up one level is a modern kitchen, large living /dining combo, wonderful screen porch for your morning coffee as you say hello to the wildlife. Up one level is the main bath, large primary bedroom complete w/ full bath, also 2 other nice sized bedrooms. On the lowest level is a huge family room with brand new flooring freshly painted, ready for your family! Outside there is a multi-tiered deck for family BBQ, a fenced area perfect for your pets and large utility shed. This home will not last PLEASE hurry!, Beds Description: 2+BED 2nd, Baths: 2 Bath Lev 2

23. 2022-06-01
    soldstatus

    Show marketing remark (844 chars)

    Beautifully maintained Split Level home is perched on over 3/4 of an acre. Plenty of room for everyone! Inside you will find a very tastefully cared for home, new paint, new flooring throughout. As you enter you are greeted with the main entry foyer, just ahead a perfect office/den, up one level is a modern kitchen, large living /dining combo, wonderful screen porch for your morning coffee as you say hello to the wildlife. Up one level is the main bath, large primary bedroom complete w/ full bath, also 2 other nice sized bedrooms. On the lowest level is a huge family room with brand new flooring freshly painted, ready for your family! Outside there is a multi-tiered deck for family BBQ, a fenced area perfect for your pets and large utility shed. This home will not last PLEASE hurry!, Beds Description: 2+BED 2nd, Baths: 2 Bath Lev 2

24. 2022-03-28
    listed $269,900 844-char remark

    Show marketing remark (844 chars)

    Beautifully maintained Split Level home is perched on over 3/4 of an acre. Plenty of room for everyone! Inside you will find a very tastefully cared for home, new paint, new flooring throughout. As you enter you are greeted with the main entry foyer, just ahead a perfect office/den, up one level is a modern kitchen, large living /dining combo, wonderful screen porch for your morning coffee as you say hello to the wildlife. Up one level is the main bath, large primary bedroom complete w/ full bath, also 2 other nice sized bedrooms. On the lowest level is a huge family room with brand new flooring freshly painted, ready for your family! Outside there is a multi-tiered deck for family BBQ, a fenced area perfect for your pets and large utility shed. This home will not last PLEASE hurry!, Beds Description: 2+BED 2nd, Baths: 2 Bath Lev 2

25. 2022-03-28
    listed $269,900

    Show marketing remark (844 chars)

    Beautifully maintained Split Level home is perched on over 3/4 of an acre. Plenty of room for everyone! Inside you will find a very tastefully cared for home, new paint, new flooring throughout. As you enter you are greeted with the main entry foyer, just ahead a perfect office/den, up one level is a modern kitchen, large living /dining combo, wonderful screen porch for your morning coffee as you say hello to the wildlife. Up one level is the main bath, large primary bedroom complete w/ full bath, also 2 other nice sized bedrooms. On the lowest level is a huge family room with brand new flooring freshly painted, ready for your family! Outside there is a multi-tiered deck for family BBQ, a fenced area perfect for your pets and large utility shed. This home will not last PLEASE hurry!, Beds Description: 2+BED 2nd, Baths: 2 Bath Lev 2

26. 2021-05-03
    soldstatus $189,000
27. 2021-04-30
    soldstatus $189,000
28. 2021-04-30
    soldstatus
29. 2021-03-15
    listed $189,000
30. 2021-03-15
    listed $189,000
31. 2006-04-20
    soldstatus $175,000
32. 2005-11-21
    soldstatus $147,000

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $3,834 · $319/mo
• Expected delta: +$890/yr (+$74/mo · 30.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $30,900
• − Mortgage interest: −$16,749
• − Property taxes: −$2,944
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,472
• − Management: −$2,472
• − HOA: −$2,592
• − Depreciation: −$8,698
• Taxable loss: −$6,522
• Est. tax savings @ 24.0%: +$1,565
• After-tax cash flow: $130/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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,488

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 13% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5% Cuban 1% Dominican 2%
• Common ancestry: Romanian 8% Iranian 2% Estonian 1%
• Foreign-born: 7% · Canada
• Languages at home: 84% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 2%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.99%
• Current HPI: 349.2006
• 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

+111.6% since first listed

17 events — show timeline

• 2026-05-14 Price Changed $311,000 PWMLS
• 2026-04-23 Price Changed $315,000 PWMLS
• 2026-04-09 Listed $319,000 PWMLS
• 2026-01-18 Rental Removed $2,449 Avail
• 2025-12-29 Listed for Rent $2,449 Avail
• 2022-06-07 Sold (Public Records) $274,540 Public Records
• 2022-06-01 Sold (MLS) — PWMLS
• 2022-06-01 Sold (MLS) $274,540 PWMLS
• 2022-03-28 Listed $269,900 PWMLS
• 2022-03-28 Listed $269,900 PWMLS
• 2021-05-03 Sold (Public Records) $189,000 Public Records
• 2021-04-30 Sold (MLS) — PWMLS
• 2021-04-30 Sold (MLS) $189,000 PWMLS
• 2021-03-15 Listed $189,000 PWMLS
• 2021-03-15 Listed $189,000 PWMLS
• 2006-04-20 Sold (Public Records) $175,000 Public Records
• 2005-11-21 Sold (Public Records) $147,000 Public Records

Property tax history

+4.9%/yr

Latest (2026): $2,944 · +2.4% YoY. Source: county tax records.