103 Mink Rd · Pocono Ranch Lands, PA 18328

$325,800

3 bd · 2.0 ba · 1,358 sqft · SingleFamily public records · 27 Days on market

Built 2004 0.45 ac lot Est $239k · 36% over $100/mo HOA · 5% 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).

• Appreciation +10.0/10.0
• Cash flow +5.6/30.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Bright, inviting, and filled with natural light, this 3-bedroom, 3-bath Wild Acres home offers comfortable living space on every level. Built for the original owner by Ed Nikles Custom Builder and being offered for the first time, this meticulously kept home features a thoughtful layout with a first-floor primary bedroom, vaulted living room, skylights, and warm, welcoming spaces throughout. The main level includes a spacious living room with fireplace, an eat-in kitchen with plenty of cabinet space, and easy access to the screened porch and deck. The first-floor primary suite offers a private bath and walk-in closet, adding convenience and flexibility to the floor plan. Upstairs offers two

Key facts

• Private sauna
• Eat in kitchen
• Screened porch

Tags

• FIRST FLOOR PRIMARY BEDROOM
• SPACIOUS LIVING ROOM
• EAT IN KITCHEN
• SCREENED PORCH
• FINISHED WALKOUT BASEMENT
• PRIVATE SAUNA

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (derived monthly: $100); Association amenities include pool, playground, basketball court and dog park; Community features include gated access, pool, playground and tennis courts

Exterior

• Parking: Paved driveway
• Security: Located in a gated community
• Utilities: 200+ amp electric service; Cable available and connected; Water connected; Septic tank
• Home design: Single-family house; Residential property
• Construction: Asphalt shingle roof; Above-grade and below-grade finished living areas
• Exterior features: Deck; Side porch; Wrap-around porch; Backyard; Front yard; Few trees; Rectangular, gently sloping/level lot; Located on Gold Key Lake

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Electric oven
• Flooring: Carpet; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ductless cooling (electric)
• Interior features: Sauna; Finished full basement; Fireplace in living room; Window coverings and blinds; Skylight(s); Double-pane windows; 6 total rooms
• Laundry & utility: Washer; Dryer; Dedicated laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $326k.

Deal economics

• At list price, monthly cash flow is $-676 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (38.2% below list).
• Recommended offer: $201k (38.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 211 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 $35k of equity ($2k loan paydown + $33k 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.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $326k implies a 1762% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $201,422 (38.2% 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 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?
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: 0.62% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $239,008
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Hilltop Dr	0.42mi	3/2.0	1,400 (+3%)	1mo	$247,000	$176	74
106 Keystone Ct	0.49mi	3/2.5	1,344 (-1%)	0mo	$238,000	$177	73
269 High Ridge Rd	0.27mi	2/1.0 (-1)	1,344 (-1%)	13mo	$229,000	$170	66
103 Westfall Dr	0.75mi	3/2.0	1,386 (+2%)	8mo	$247,200	$178	55
102 Mink Rd	0.04mi	2/1.5 (-1)	1,175 (-14%)	19mo	$250,000	$213	53
117 Westwood Cir	0.11mi	2/2.0 (-1)	1,176 (-13%)	18mo	$199,000	$169	53
120 Glenbrook Dr	0.44mi	3/2.5	1,500 (+10%)	13mo	$205,000	$137	50
102 Keystone Ct	0.49mi	3/2.0	1,542 (+14%)	6mo	$270,000	$175	50
165 Westwood Dr	0.30mi	4/1.0 (+1)	1,470 (+8%)	19mo	$269,000	$183	48
192 Heather Hill Rd	0.69mi	3/2.0	1,507 (+11%)	8mo	$250,000	$166	43
105 Roundhill Rd	0.60mi	3/1.0	1,200 (-12%)	8mo	$175,000	$146	42
145 Northwood Rd	0.62mi	3/2.0	1,536 (+13%)	20mo	$294,900	$192	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.0%
• Equity multiple: 2.47×
• Total profit: $134,400
• Equity at exit: $293,506

10-year hold

• IRR: 16.9%
• Equity multiple: 5.71×
• Total profit: $429,743
• Equity at exit: $632,958

Cash invested: $91,224 (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: 211
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,709
• Tax from tax record: −$323 /mo · $3,880/yr
• Insurance: −$136
• HOA: −$100
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-676

Break-even live

Break-even rent $2,870

Max offer price $206,313

Occupancy floor —

Sensitivity live

Price	-10% $-492	-5% $-584	+0% $-676	+5% $-769	+10% $-861
Rent	-10% $-836	-5% $-756	+0% $-676	+5% $-597	+10% $-517
Rate	-1.0pp $-512	-0.5pp $-594	base $-676	+0.5pp $-761	+1.0pp $-847

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: $81,450
• Closing costs: $9,774
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 16 events

1. 2026-06-18
   days on market $325,800 Active 27 DOM
2. 2026-06-17
   days on market $325,800 Active 26 DOM
3. 2026-06-16
   days on market $325,800 Active 25 DOM
4. 2026-06-15
   days on market $325,800 Active 24 DOM
5. 2026-06-13
   days on market $325,800 Active 22 DOM
6. 2026-06-13
   days on market $325,800 Active 21 DOM
7. 2026-06-09
   days on market $325,800 Active 18 DOM
8. 2026-06-08
   days on market $325,800 Active 17 DOM
9. 2026-06-07
   days on market $325,800 Active 16 DOM
10. 2026-06-04
    days on market $325,800 Active 13 DOM
11. 2026-06-03
    days on market $325,800 Active 12 DOM
12. 2026-06-02
    days on market $325,800 Active 11 DOM
13. 2026-06-01
    days on market $325,800 Active 10 DOM
14. 2026-05-31
    days on market $325,800 Active 9 DOM
15. 2026-05-21
    listed $325,800 Active
16. 2003-08-06
    soldstatus $17,500

ⓘ 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: $3,880 · $323/mo
• Projected year-2 tax: $4,514 · $376/mo
• Expected delta: +$634/yr (+$53/mo · 16.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $24,171
• − Mortgage interest: −$18,250
• − Property taxes: −$3,880
• − Insurance: −$1,629
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$1,200
• − Depreciation: −$9,478
• Taxable loss: −$14,133
• Est. tax savings @ 24.0%: +$3,392
• After-tax cash flow: $-4,725/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+1761.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $325,800 PWMLS
• 2003-08-06 Sold (Public Records) $17,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $3,880 · +1.5% YoY. Source: county tax records.