112 Partridge Ct · Pocono Ranch Lands, PA 18328

$299,000

3 bd · 2.0 ba · 2,990 sqft · SingleFamily public records · 1 Days on market

Built 1990 0.42 ac lot $100/mo HOA · 3% 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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +5.0/10.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Newly renovated Cape located at the end of a cul-de-sac in amenity filled Community. Home features a master suite plus 2 additional bedrooms, an office/den, living room, family room and full basement. You won't want to miss out on this great home!, Beds Description: Y, Beds Description: Y, Beds Description: Y, Baths: Y, Eating Area: Dining Area

Key facts

• Community amenities
• Bonus rooms
• Attic storage

Tags

• FINISHED BASEMENT
• BONUS ROOMS
• PRIVATE WOODED BACKDROP
• ATTIC STORAGE
• MULTIPLE LAKES
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Property located in the Wild Acres subdivision; private-maintained paved road and private road frontage
• HOA & community: Homeowners association with annual fee; Annual association fee of $1,200 (also shown as $1,200 one-time; equivalent to $100/month); Association covers grounds maintenance, security, and snow removal; Association amenities include pool, gated access, clubhouse, playground, park, beach access, basketball court

Exterior

• Parking: Driveway parking (paved, on-site, off-street, private)
• Security: Gated community with 24-hour security and security guard; Security gate; Smoke and carbon monoxide detectors
• Utilities: Cable available and connected; Water connected; Sewer connected (septic tank); Electricity connected
• Home design: Single-family house; Three or more levels; Residential property in a gated community
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built with a finished area above and below grade
• Exterior features: Private yard with landscaping and few trees; Front and rear porches; Fire pit; Outdoor lighting; Community in-ground outdoor pool; Lake nearby (Wild Acres Lake); Located on a cul-de-sac; cleared lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric oven; Electric water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Tile; Vinyl; Laminate; Concrete
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard and hot water heating (oil); Window air conditioning units
• Interior features: Main-level primary bedroom; Bay windows with shutters and window treatments; Double-pane windows; Finished daylight basement (full, block)
• Laundry & utility: Washer and dryer included; Dedicated laundry room in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 7.0% vs local median 4.4% in Pocono Ranch Lands — 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 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; 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 $32k of equity ($2k loan paydown + $30k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y ago 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 $127k; list at $299k implies a 135% 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 $299,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.02%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.2%
• Equity multiple: 3.08×
• Total profit: $174,433
• Equity at exit: $269,363

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $504,899
• Equity at exit: $580,891

Cash invested: $83,720 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$397 /mo · $4,768/yr
• Insurance: −$125
• HOA: −$100
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $180

Break-even live

Break-even rent $2,772

Max offer price $299,000

Occupancy floor 89%

Sensitivity live

Price	-10% $349	-5% $265	+0% $180	+5% $95	+10% $11
Rent	-10% $-57	-5% $62	+0% $180	+5% $299	+10% $417
Rate	-1.0pp $331	-0.5pp $256	base $180	+0.5pp $103	+1.0pp $24

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Wild Acres Dr Dingmans Ferry, PA	4.0	3.0	2262	$3,000	$1.33	2d	1	0.51mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $299,000 Active 1 DOM

ⓘ 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: $4,768 · $397/mo
• Projected year-2 tax: $4,768 · $397/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 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: $36,000
• − Mortgage interest: −$16,749
• − Property taxes: −$4,768
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − HOA: −$1,200
• − Depreciation: −$8,698
• Taxable loss: −$2,670
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $2,802/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

+113.7% since first listed

5 events — show timeline

• 2026-06-18 Listed $299,000 PWMLS
• 2015-01-30 Sold (MLS) $127,000 PWMLS
• 2015-01-30 Sold (MLS) $127,000 PWMLS
• 2014-11-28 Listed $139,900 PWMLS
• 2014-11-28 Listed $139,900 PWMLS

Property tax history

+1.7%/yr

Latest (2026): $4,768 · +1.5% YoY. Source: county tax records.