4647 Route 447 · Mountainhome, PA 18325

$325,000

3 bd · 2.0 ba · 1,516 sqft · SingleFamily public records · 12 Days on market

Built 1925 0.43 ac lot Est $252k · 29% over

---

Why this score? — see what drove the D- 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 +11.2/30.0
• Appreciation +5.7/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Charming 3-bedroom, 2-bath farmhouse with a detached garage, spacious eat-in kitchen, and scenic stream frontage. This inviting property features a large yard, original wood floors, and a roof installed in 2022 for added peace of mind. Conveniently located in Barrett Township, with easy access to shopping and dining.

Key facts

• Large yard
• Original wood floors
• Detached garage

Tags

• SCENIC STREAM FRONTAGE
• LARGE YARD
• ORIGINAL WOOD FLOORS
• DETACHED GARAGE
• SPACIOUS EAT-IN KITCHEN
• ROOF INSTALLED IN 2022

Property features AI

Exterior

• Parking: 2-car garage with workshop; Driveway; 6 open parking spaces; Garage faces front
• Utilities: Private well water; Septic system
• Home design: Single family house; Residential property
• Construction: Block foundation; Shingle roof; Built as a house
• Exterior features: Front porch; Paved road access; Publicly maintained road; County road frontage; Residential zoning

Interior

• Kitchen: Electric oven
• Bedrooms: Total rooms: 7
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Pellet stove; Oil heating
• Interior features: Eat-in kitchen; Open floor plan; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (23.1% below list).
• Recommended offer: $250k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities 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: 48 active listings in the ZIP; 1 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 $7k of equity ($2k loan paydown + $5k appreciation (1.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $325k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000 (23.1% 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. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 0.77% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $251,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Sweet Fern Ln	0.61mi	3/2.0	1,568 (+3%)	10mo	$260,000	$166	58

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

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.07×
• Total profit: $6,092
• Equity at exit: $119,413

10-year hold

• IRR: 5.6%
• Equity multiple: 1.72×
• Total profit: $65,966
• Equity at exit: $165,453

Cash invested: $91,000 (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 18325

• Home prices YoY: 0.9%
• Active inventory: 48
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-124

Break-even live

Break-even rent $2,657

Max offer price $303,120

Occupancy floor 100%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5557 Birch Rd Canadensis, PA	3.0	2.0	1900	$2,500	$1.32	20d	1	1.27mi

Listing history 11 events

1. 2026-06-19
   days on market $325,000 Active 12 DOM
2. 2026-06-18
   days on market $325,000 Active 11 DOM
3. 2026-06-17
   days on market $325,000 Active 10 DOM
4. 2026-06-16
   days on market $325,000 Active 9 DOM
5. 2026-06-15
   days on market $325,000 Active 8 DOM
6. 2026-06-14
   days on market $325,000 Active 6 DOM
7. 2026-06-13
   days on market $325,000 Active 5 DOM
8. 2026-06-10
   days on market $325,000 Active 3 DOM
9. 2026-06-09
   days on market $325,000 Active 2 DOM
10. 2026-06-07
    remarks 318-char remark
11. 2026-06-07
    listed $325,000 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: $3,109 · $259/mo
• Projected year-2 tax: $4,122 · $344/mo
• Expected delta: +$1,013/yr (+$84/mo · 32.6%)

ⓘ 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 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $30,000
• − Mortgage interest: −$18,205
• − Property taxes: −$3,109
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,455
• Taxable loss: −$7,194
• Est. tax savings @ 24.0%: +$1,727
• After-tax cash flow: $240/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 — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountainhome, PA
• Population (ZIP): 2,688

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 22% Hispanic / Latino 19%
• Common ancestry: Romanian 22% Scotch-Irish 7% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 14% Russian/Polish/Slavic 3% French/Haitian/Cajun 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: ▲ 1.50%
• Current HPI: 168.9888
• 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

+900.0% since first listed

2 events — show timeline

• 2026-06-07 Listed $325,000 PMAR
• 1987-12-09 Sold (Public Records) $32,500 Public Records

Property tax history

+4.1%/yr

Latest (2026): $3,109 · +3.3% YoY. Source: county tax records.