2097 Minqua Trl · Mount Pocono, PA 18466

$249,800

3 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 156 Days on market

Built 1974 0.26 ac lot $237/sqft · waterfront premium Est $231k · 8% over · waterfront $146/mo HOA · 6% 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 +18.0/30.0
• Appreciation +6.2/10.0
• DSCR +5.7/10.0
• 1% rule +5.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• ARV discount +3.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Resort-Style Living at an Affordable Price! Welcome home to this beautifully updated 3 bedroom, 1.5 bath one story ranch home set on a quiet cul-de-sac with low traffic in the highly sought-after amenity-filled Pocono Farms Country Club. Featuring a huge full-width deck overlooking a flat, usable yard, this home is perfect for entertaining, outdoor dining, playtime, or simply relaxing in your own private retreat. Inside, enjoy a freshly painted, spacious living room, an inviting eat-in kitchen, and three generously sized bedrooms served by a remodeled bath. One-floor living makes this home ideal for retirees, first-time buyers, downsizers, or anyone seeking comfort and convenience. Pocono Farms offers a true resort lifestyle, including a championship golf course, state-of-the-art gym and athletic facilities, Olympic-size swimming pool, private lakefront restaurant, and activities for all ages all just minutes from your front door. Why rent when you can own? With today's improved rates, this home may be more affordable than a small apartment, own for approximately $1,980/month with only 5% down at a 6% mortgage rate (buyer to verify). Call to learn more. It also presents an excellent opportunity as a primary residence, retirement home, or short- or long-term rental investment. Remarkably close to Kalahari Water Park, Mount Airy Casino, Pocono Premium Outlets, Great Wolf Lodge and Camelback Mountain Resort. Endless possibilities! Don't miss it. Schedule your showing today and view this weekend!

Key facts

• Usable yard
• Cul-de-sac
• Remodeled bath

Tags

• CUL-DE-SAC
• FULL-WIDTH DECK
• USABLE YARD
• REMODELED BATH
• STATE-OF-THE-ART GYM
• OLYMPIC-SIZE SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.1% in Mount Pocono — 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 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F.
• Pocono Mountain SD (rural): math 37% / reading 55% proficiency, ranked #245 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 358 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $250k implies a 218% gain — meaningful room to come down on a strong offer.

Recommended offer $219,824 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.02% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $230,588
• List price: $249,800
• Delta: 8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Bobcat Trl	3.35mi	3/1.5	1,050 (-1%)	3mo	$370,000	$352	61
1172 Lexington Ave	2.89mi	2/1.0 (-1)	1,040 (-2%)	8mo	$450,000	$433	49
1144 Lexington Ave	2.87mi	2/1.0 (-1)	1,033 (-2%)	12mo	$350,000	$339	44
3196 Carobeth Dr	2.28mi	3/2.0	1,150 (+9%)	21mo	$315,000	$274	31

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.51×
• Total profit: $35,591
• Equity at exit: $103,384

10-year hold

• IRR: 12.1%
• Equity multiple: 2.69×
• Total profit: $118,205
• Equity at exit: $152,700

Cash invested: $69,944 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 358
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,541 medium
• Mortgage (P&I): −$1,310
• Tax from tax record: −$231 /mo · $2,766/yr
• Insurance: −$104
• HOA: −$146
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $217

Break-even live

Break-even rent $2,267

Max offer price $249,800

Occupancy floor 86%

Sensitivity live

Price	-10% $358	-5% $288	+0% $217	+5% $146	+10% $76
Rent	-10% $16	-5% $117	+0% $217	+5% $317	+10% $418
Rate	-1.0pp $343	-0.5pp $281	base $217	+0.5pp $152	+1.0pp $86

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: $62,450
• Closing costs: $7,494
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3262 Hamlet Dr Coolbaugh Township, PA	3.0	2.0	1200	$3,000	$2.50	45d	1	0.91mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	45d	1	1.09mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: waterpoolgym

Listing history 18 events

1. 2026-06-21
   days on market $249,800 Active 156 DOM
2. 2026-06-18
   days on market $249,800 Active 153 DOM
3. 2026-06-17
   days on market $249,800 Active 152 DOM
4. 2026-06-16
   days on market $249,800 Active 151 DOM
5. 2026-06-15
   days on market $249,800 Active 150 DOM
6. 2026-06-14
   days on market $249,800 Active 148 DOM
7. 2026-06-13
   days on market $249,800 Active 147 DOM
8. 2026-06-10
   days on market $249,800 Active 145 DOM
9. 2026-06-08
   days on market $249,800 Active 143 DOM
10. 2026-06-07
    days on market $249,800 Active 142 DOM
11. 2026-06-02
    days on market $249,800 Active 137 DOM
12. 2026-06-01
    days on market $249,800 Active 136 DOM
13. 2026-05-31
    days on market $249,800 Active 135 DOM
14. 2026-05-30
    days on market $249,800 Active 134 DOM
15. 2026-05-08
    price $249,800 1517-char remark

    Show marketing remark (1517 chars)

    Resort-Style Living at an Affordable Price! Welcome home to this beautifully updated 3 bedroom, 1.5 bath one story ranch home set on a quiet cul-de-sac with low traffic in the highly sought-after amenity-filled Pocono Farms Country Club. Featuring a huge full-width deck overlooking a flat, usable yard, this home is perfect for entertaining, outdoor dining, playtime, or simply relaxing in your own private retreat. Inside, enjoy a freshly painted, spacious living room, an inviting eat-in kitchen, and three generously sized bedrooms served by a remodeled bath. One-floor living makes this home ideal for retirees, first-time buyers, downsizers, or anyone seeking comfort and convenience. Pocono Farms offers a true resort lifestyle, including a championship golf course, state-of-the-art gym and athletic facilities, Olympic-size swimming pool, private lakefront restaurant, and activities for all ages all just minutes from your front door. Why rent when you can own? With today's improved rates, this home may be more affordable than a small apartment, own for approximately $1,980/month with only 5% down at a 6% mortgage rate (buyer to verify). Call to learn more. It also presents an excellent opportunity as a primary residence, retirement home, or short- or long-term rental investment. Remarkably close to Kalahari Water Park, Mount Airy Casino, Pocono Premium Outlets, Great Wolf Lodge and Camelback Mountain Resort. Endless possibilities! Don't miss it. Schedule your showing today and view this weekend!

16. 2026-04-02
    price $259,800 1517-char remark

    Show marketing remark (1517 chars)

    Resort-Style Living at an Affordable Price! Welcome home to this beautifully updated 3 bedroom, 1.5 bath one story ranch home set on a quiet cul-de-sac with low traffic in the highly sought-after amenity-filled Pocono Farms Country Club. Featuring a huge full-width deck overlooking a flat, usable yard, this home is perfect for entertaining, outdoor dining, playtime, or simply relaxing in your own private retreat. Inside, enjoy a freshly painted, spacious living room, an inviting eat-in kitchen, and three generously sized bedrooms served by a remodeled bath. One-floor living makes this home ideal for retirees, first-time buyers, downsizers, or anyone seeking comfort and convenience. Pocono Farms offers a true resort lifestyle, including a championship golf course, state-of-the-art gym and athletic facilities, Olympic-size swimming pool, private lakefront restaurant, and activities for all ages all just minutes from your front door. Why rent when you can own? With today's improved rates, this home may be more affordable than a small apartment, own for approximately $1,980/month with only 5% down at a 6% mortgage rate (buyer to verify). Call to learn more. It also presents an excellent opportunity as a primary residence, retirement home, or short- or long-term rental investment. Remarkably close to Kalahari Water Park, Mount Airy Casino, Pocono Premium Outlets, Great Wolf Lodge and Camelback Mountain Resort. Endless possibilities! Don't miss it. Schedule your showing today and view this weekend!

17. 2026-01-16
    listed $269,800 Active 1517-char remark

    Show marketing remark (1517 chars)

    Resort-Style Living at an Affordable Price! Welcome home to this beautifully updated 3 bedroom, 1.5 bath one story ranch home set on a quiet cul-de-sac with low traffic in the highly sought-after amenity-filled Pocono Farms Country Club. Featuring a huge full-width deck overlooking a flat, usable yard, this home is perfect for entertaining, outdoor dining, playtime, or simply relaxing in your own private retreat. Inside, enjoy a freshly painted, spacious living room, an inviting eat-in kitchen, and three generously sized bedrooms served by a remodeled bath. One-floor living makes this home ideal for retirees, first-time buyers, downsizers, or anyone seeking comfort and convenience. Pocono Farms offers a true resort lifestyle, including a championship golf course, state-of-the-art gym and athletic facilities, Olympic-size swimming pool, private lakefront restaurant, and activities for all ages all just minutes from your front door. Why rent when you can own? With today's improved rates, this home may be more affordable than a small apartment, own for approximately $1,980/month with only 5% down at a 6% mortgage rate (buyer to verify). Call to learn more. It also presents an excellent opportunity as a primary residence, retirement home, or short- or long-term rental investment. Remarkably close to Kalahari Water Park, Mount Airy Casino, Pocono Premium Outlets, Great Wolf Lodge and Camelback Mountain Resort. Endless possibilities! Don't miss it. Schedule your showing today and view this weekend!

18. 2003-05-22
    soldstatus $78,500

ⓘ 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: $2,766 · $231/mo
• Projected year-2 tax: $3,356 · $280/mo
• Expected delta: +$590/yr (+$49/mo · 21.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $30,495
• − Mortgage interest: −$13,993
• − Property taxes: −$2,766
• − Insurance: −$1,249
• − Repairs & maintenance: −$2,440
• − Management: −$2,440
• − HOA: −$1,752
• − Depreciation: −$7,267
• Taxable loss: −$1,411
• Est. tax savings @ 24.0%: +$339
• After-tax cash flow: $2,943/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: Pocono Mountain SD
• NCES district ID: 4219500
• Math proficiency: 37% ▼ -5.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,317
• Composite: 39.91/100
• National rank: #3856
• State rank: #245 of 539 in PA

Livability — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,997

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 202.4134
• 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

+218.2% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $249,800 PMAR
• 2026-04-02 Price Changed $259,800 PMAR
• 2026-01-16 Listed $269,800 PMAR
• 2003-05-22 Sold (Public Records) $78,500 Public Records

Property tax history

+0.5%/yr

Latest (2026): $2,766 · +3.2% YoY. Source: county tax records.