6119 Decker Rd · Saw Creek, PA 18324

$199,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 54 Days on market

Built 1993 0.26 ac lot $184/sqft · 6% below area Est $251k · 21% under $164/mo HOA · 7% of rent

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Why this score? — see what drove the C+ 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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• 1% rule +6.1/10.0
• DSCR +5.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming chalet nestled in the amenity-rich community of Saw Creek Estates, conveniently located on the main road near the entrance, pool, community area, park, and lake. This cozy home features a flat lot with a spacious deck, perfect for enjoying the beautiful outdoor surroundings and gatherings with family and friends. Inside, you'll find abundant natural light flowing through an open floor plan, complemented by updates throughout that make this home ready for new owners. Whether relaxing or entertaining outside, this residence offers the ideal combination of comfort and convenience. Don't miss out—call today to ask about the $5,000 seller assist available on this wonderful home. Schedule your private tour now; this is a must-see!

Key facts

• Open floor plan
• Flat lot
• Spacious deck

Tags

• FLAT LOT
• SPACIOUS DECK
• ABUNDANT NATURAL LIGHT
• OPEN FLOOR PLAN
• UPDATES THROUGHOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $74 ($886/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.5% in Saw Creek — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 293 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 ($1k loan paydown + $7k appreciation (3.5% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $71k; list at $199k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.11% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.5

CMA / ARV

• ARV (median comp): $251,266
• List price: $199,000
• Delta: -20.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Dorchester Dr	0.35mi	2/1.0 (-1)	1,080 (0%)	1mo	$195,000	$181	78
3126 Snowden Dr	0.16mi	3/2.0	1,008 (-7%)	9mo	$265,000	$263	70
5936 Decker Rd	0.45mi	3/2.0	1,080 (0%)	7mo	$218,000	$202	69
3109 Snowden Dr	0.17mi	3/2.0	1,200 (+11%)	2mo	$260,000	$217	68
244 Canterbury Rd	0.44mi	3/1.0	1,000 (-7%)	1mo	$175,000	$175	66
172 Dover Drive Dr	0.52mi	3/2.0	1,144 (+6%)	5mo	$160,000	$140	58
210 Dover Dr	0.45mi	3/2.0	1,156 (+7%)	9mo	$235,000	$203	56
114 Salisbury Rd	0.42mi	3/2.0	1,152 (+7%)	12mo	$212,500	$184	56
6228 Decker Rd	0.43mi	3/2.0	1,176 (+9%)	9mo	$292,000	$248	54
5913 NE Decker Rd NE	0.55mi	3/2.0	1,160 (+7%)	9mo	$224,000	$193	50
149 Regent St	0.60mi	3/2.0	1,224 (+13%)	2mo	$228,000	$186	44
1086 Hampstead Rd	0.70mi	3/2.0	1,176 (+9%)	7mo	$185,000	$157	42

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.61×
• Total profit: $34,267
• Equity at exit: $95,203

10-year hold

• IRR: 12.5%
• Equity multiple: 2.96×
• Total profit: $109,191
• Equity at exit: $151,333

Cash invested: $55,720 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 293
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$318 /mo · $3,817/yr
• Insurance: −$83
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$164
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $74

Break-even live

Break-even rent $2,107

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $130	+0% $74	+5% $18	+10% $-39
Rent	-10% $-100	-5% $-13	+0% $74	+5% $161	+10% $248
Rate	-1.0pp $174	-0.5pp $124	base $74	+0.5pp $22	+1.0pp $-30

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 Saunders Dr Unit PA East Stroudsburg, PA	3.0	2.0	1287	$2,200	$1.71	22d	1	0.21mi

HOA detail

• Monthly dues: $164 · $1,968/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-09
   status $199,000 Pending 54 DOM
2. 2026-06-08
   days on market $199,000 Active 54 DOM
3. 2026-06-07
   days on market $199,000 Active 53 DOM
4. 2026-06-05
   days on market $199,000 Active 50 DOM
5. 2026-06-02
   days on market $199,000 Active 48 DOM
6. 2026-06-01
   days on market $199,000 Active 47 DOM
7. 2026-05-31
   days on market $199,000 Active 46 DOM
8. 2026-05-30
   days on market $199,000 Active 45 DOM
9. 2026-04-15
   listed $199,000 Active 765-char remark

   Show marketing remark (765 chars)

   Welcome to this charming chalet nestled in the amenity-rich community of Saw Creek Estates, conveniently located on the main road near the entrance, pool, community area, park, and lake. This cozy home features a flat lot with a spacious deck, perfect for enjoying the beautiful outdoor surroundings and gatherings with family and friends. Inside, you'll find abundant natural light flowing through an open floor plan, complemented by updates throughout that make this home ready for new owners. Whether relaxing or entertaining outside, this residence offers the ideal combination of comfort and convenience. Don't miss out—call today to ask about the $5,000 seller assist available on this wonderful home. Schedule your private tour now; this is a must-see!

10. 2026-04-15
    historical

    Show marketing remark (765 chars)

    Welcome to this charming chalet nestled in the amenity-rich community of Saw Creek Estates, conveniently located on the main road near the entrance, pool, community area, park, and lake. This cozy home features a flat lot with a spacious deck, perfect for enjoying the beautiful outdoor surroundings and gatherings with family and friends. Inside, you'll find abundant natural light flowing through an open floor plan, complemented by updates throughout that make this home ready for new owners. Whether relaxing or entertaining outside, this residence offers the ideal combination of comfort and convenience. Don't miss out—call today to ask about the $5,000 seller assist available on this wonderful home. Schedule your private tour now; this is a must-see!

11. 2026-03-07
    price $199,000
12. 2025-11-25
    status Active
13. 2025-11-25
    listed $205,000 Active
14. 2025-11-19
    listed $20,500 Active
15. 2002-11-01
    soldstatus $71,000

ⓘ 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: $3,817 · $318/mo
• Projected year-2 tax: $3,817 · $318/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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: $26,400
• − Mortgage interest: −$11,147
• − Property taxes: −$3,817
• − Insurance: −$1,662
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,968
• − Depreciation: −$5,789
• Taxable loss: −$2,207
• Est. tax savings @ 24.0%: +$530
• After-tax cash flow: $1,416/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

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: ▲ 3.51%
• Current HPI: 243.6754
• 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

+180.3% since first listed

7 events — show timeline

• 2026-04-15 Listed $199,000 PMAR
• 2026-04-15 Delisted — PMAR
• 2026-03-07 Price Changed $199,000 PMAR
• 2025-11-25 Relisted — PMAR
• 2025-11-25 Listed $205,000 PMAR
• 2025-11-19 Listed $20,500 PMAR
• 2002-11-01 Sold (Public Records) $71,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,817 · +1.6% YoY. Source: county tax records.