103 Mink Rd

Pocono Ranch Lands, PA 18328

$325,800F

3 bd · 2.0 ba · 1,358 sqft · Built 2004 · SingleFamily · Active · 30 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,014/mo
• Mortgage (P&I): −$1,709
• Tax + insurance: −$459
• HOA: −$100
• Vac / Maint / Mgmt: −$423
• Net cashflow: $-676/mo
• Annual: $-8,117/yr
• Cap rate: 3.80%
• Cash-on-cash: -8.90%
• DSCR: 0.60
• 1% rule: 0.62%
• Cash to close: $91,224

Investor read

• This is a 3-bed/2.0-bath single-family listed at $326k.
• 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).
• It's been on market 30 days — a 2% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $201k (38.2% below list) — sets the bar for 1% rule.
• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• 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: 213 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Current owner paid $18k; list at $326k implies a 1762% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.