104 Country Club Dr · Thornhurst, PA 18424

$235,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily · 76 Days on market

Built 1989 0.28 ac lot $196/sqft · 16% above area Est $202k · 16% over

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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 +17.7/30.0
• Appreciation +9.2/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.2/15.0

Listing remarks MLS

This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

Key facts

• Pinchot state forest
• Cross country trails
• Snowmobile trails

Tags

• SALT BOX HOME
• PINCHOT STATE FOREST
• HIKING TRAILS
• SNOWMOBILE TRAILS
• CROSS COUNTRY TRAILS
• ADJOINING LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (2.3% below list).
• Recommended offer: $221k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $20k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y ago; this cycle's ask has dropped $30k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $235k implies a 213% gain — meaningful room to come down on a strong offer.

Recommended offer $220,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.45%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $202,224
• List price: $235,000
• Delta: 16.21%
• Verdict: OVERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
86 Country Club Dr	0.09mi	3/2.0	1,145 (-5%)	20mo	$255,000	$223	69
34 Cedar Ln	0.70mi	2/1.5 (-1)	1,193 (-1%)	2mo	$105,000	$88	60
15 Hawthorn Dr	0.61mi	3/2.0	1,380 (+15%)	8mo	$195,000	$141	38
45 Hawthorn Dr	0.70mi	2/1.0 (-1)	1,079 (-10%)	17mo	$162,500	$151	29

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.76×
• Total profit: $115,765
• Equity at exit: $185,861

10-year hold

• IRR: 21.3%
• Equity multiple: 5.98×
• Total profit: $327,474
• Equity at exit: $376,146

Cash invested: $65,800 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,295 medium
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,525/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $189

Break-even live

Break-even rent $2,056

Max offer price $235,000

Occupancy floor 87%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Joseph Ln Thornhurst Township, PA	4.0	2.0	1200	$2,295	$1.91	13d	1	1.03mi

Listing history 31 events

1. 2026-06-18
   days on market $235,000 Active 76 DOM
2. 2026-06-17
   days on market $235,000 Active 75 DOM
3. 2026-06-16
   days on market $235,000 Active 74 DOM
4. 2026-06-15
   days on market $235,000 Active 73 DOM
5. 2026-06-14
   days on market $235,000 Active 71 DOM
6. 2026-06-13
   days on market $235,000 Active 70 DOM
7. 2026-06-10
   days on market $235,000 Active 68 DOM
8. 2026-06-09
   days on market $235,000 Active 67 DOM
9. 2026-06-08
   days on market $235,000 Active 66 DOM
10. 2026-06-07
    days on market $235,000 Active 65 DOM
11. 2026-06-03
    price $235,000 Active 60 DOM
12. 2026-06-02
    days on market $240,000 Active 60 DOM
13. 2026-06-01
    days on market $240,000 Active 59 DOM
14. 2026-05-31
    days on market $240,000 Active 58 DOM
15. 2026-05-30
    days on market $240,000 Active 57 DOM
16. 2026-04-29
    price $240,000 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

17. 2026-04-29
    price $240,000 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

18. 2026-04-13
    price $245,000 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

19. 2026-04-12
    price $245,000 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

20. 2026-04-03
    listed $265,000 Active 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

21. 2026-04-03
    listed $265,000 Active 719-char remark

    Show marketing remark (719 chars)

    This well maintained 3 bedroom Salt Box home backs up to the Pinchot State Forest with Hiking trails and 24 miles of snowmobile and Cross Country trails. Also included is the adjoining . 28 acre lot providing additional privacy. Natural light filters through the Sky Lights and abundant windows throughout. You'll have the ease of the open floor plan for entertaining guests, and a generous sized Loft (providing additional sleeping space) that overlooks the Living Room below that showcases the beautiful stone fireplace. The main level offers a bedroom along with a Full bath and Laundry area. This home is located in a 4 season amenity-filled Community. Seller offering to pay balance of 2026 HOA dues for the Buyer.

22. 2019-10-29
    soldstatus $75,000
23. 2019-10-25
    soldstatus $75,000
24. 2019-10-25
    soldstatus $75,000
25. 2019-08-19
    listed $79,500
26. 2017-05-15
    soldstatus $74,500
27. 2017-04-21
    soldstatus $74,500
28. 2017-04-21
    soldstatus $74,500
29. 2015-02-16
    listed $79,900
30. 2011-02-22
    listed $94,900
31. 2011-02-22
    listed $94,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $27,540
• − Mortgage interest: −$13,164
• − Property taxes: −$3,525
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − Depreciation: −$6,836
• Taxable loss: −$1,566
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $2,644/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Thornhurst

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

Census & demographics

• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+152.9% since first listed

16 events — show timeline

• 2026-04-29 Price Changed $240,000 PMAR
• 2026-04-29 Price Changed $240,000 GSBR as distributed by MLS GRID
• 2026-04-13 Price Changed $245,000 GSBR as distributed by MLS GRID
• 2026-04-12 Price Changed $245,000 PMAR
• 2026-04-03 Listed $265,000 GSBR as distributed by MLS GRID
• 2026-04-03 Listed $265,000 PMAR
• 2019-10-29 Sold (Public Records) $75,000 Public Records
• 2019-10-25 Sold (MLS) $75,000 LCAR
• 2019-10-25 Sold (MLS) $75,000 GSBR as distributed by MLS GRID
• 2019-08-19 Listed $79,500 LCAR
• 2017-05-15 Sold (Public Records) $74,500 Public Records
• 2017-04-21 Sold (MLS) $74,500 PMAR
• 2017-04-21 Sold (MLS) $74,500 GSBR as distributed by MLS GRID
• 2015-02-16 Listed $79,900 PMAR
• 2011-02-22 Listed $94,900 GSBR as distributed by MLS GRID
• 2011-02-22 Listed $94,900 PMAR

Property tax history

+25.8%/yr

Latest (2026): $46,787 · +875.9% YoY. Source: county tax records.