112 Sawkill Meadow Ln · Pocono Woodland Lakes, PA 18337

$299,900

3 bd · 1.5 ba · 1,280 sqft · SingleFamily public records · 7 Days on market

Built 1973 1.88 ac lot Est $292k · at est.

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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 +11.3/30.0
• ARV discount +6.3/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CHARMING, WELL-MAINTAINED RANCH ON NEARLY 2 ACRES WITH NO HOA! JUST MINUTES FROM MILFORD!! Nestled on just under 2 acres of serene, private land, this lovingly maintained, ranch-style home offers the perfect balance of seclusion and convenience. Located just five minutes from the heart of Milford Borough, you'll have easy access to quaint shops, top-rated restaurants, and major shopping centers, all while enjoying the peace and quiet of a NO HOA! This 3 bedroom, 1.5 bath home has been lovingly cared for by its original owner and features a classic, functional layout. The inviting living room showcases a gorgeous stone-faced propane fireplace, creating a cozy atmosphere perfect for relaxing on chilly evenings. The open kitchen and dining area provide a spacious and practical setup for cooking, dining, and entertaining. The home's stone facade adds timeless curb appeal, while the circular driveway and attached 1-car garage offer plenty of parking. The property is level, with a partially fenced backyard conveniently accessible from the back door--an excellent feature for pet owners or those who love outdoor living. A full, unfinished basement provides endless possibilities, whether you need extra storage or want to double your square footage with a future renovation. The basement also includes a wood stove, adding another potential heating source for added efficiency. Situated in the highly sought-after Delaware Valley School District, this home is an exceptional opportunity for those looking to enjoy peaceful living with modern-day accessibility, whether it is a second home or a full-time residence. With Route 84 and the NJ border just minutes away, commuting is effortless! If you've been searching for a well-maintained, ranch home with space, privacy, and convenience, this is the one for you! Don't miss your chance to own a beautiful home in one of Pike County's most desirable locations--schedule your showing today!

Key facts

• Hardwood flooring
• Laminate flooring
• Low taxes

Tags

• HARDWOOD FLOORING
• LAMINATE FLOORING
• FULL UNFINISHED DRY BASEMENT
• ALMOST 2 ACRES
• NO HOA
• LOW TAXES

Property features AI

Finance

• Other: Lot approximately 1.88 acres; Road surface is gravel

Exterior

• Parking: Attached garage (1 car); 3 open parking spaces
• Utilities: Well water; Septic tank
• Home design: Single-family residence; Residential property
• Construction: House structure; Block foundation; Built with shingle roof
• Exterior features: Chain link fencing; Shingle roof; Private maintained gravel road

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Wood stove; Oil heating
• Interior features: Unfurnished; One propane fireplace; Basement with concrete floor
• Laundry & utility: Washer; Dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (19.3% below list).
• Recommended offer: $242k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.3% in Pocono Woodland Lakes — 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 71/100 on livability (#702 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute 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.
• Zoned schools: Shohola El Sch (math 52% / reading 77%, grade B, #249 of 1,518 statewide, top 19%, 434 students, 40% FRL); Delaware Valley Ms (math 33% / reading 70%, grade C, #109 of 512 statewide, top 22%, 479 students, 38% FRL); Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL).
• Market conditions: 298 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $242,077 (19.3% 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 1973 — 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: 0.81% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $291,840
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Hawthorne Dr	0.17mi	3/1.0	1,172 (-8%)	17mo	$220,000	$188	61
133 Palmetto Dr	0.22mi	3/2.0	1,446 (+13%)	7mo	$329,900	$228	60
135 Cornflower Ln	0.68mi	3/2.5	1,300 (+2%)	5mo	$320,000	$246	57

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-55,686
• Equity at exit: $44,716

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-57,600
• Equity at exit: $25,930

Cash invested: $83,972 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 298
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,421 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$326 /mo · $3,914/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$508
• Net cashflow: $-111

Break-even live

Break-even rent $2,562

Max offer price $280,219

Occupancy floor 100%

Sensitivity live

Price	-10% $58	-5% $-27	+0% $-111	+5% $-196	+10% $-281
Rent	-10% $-303	-5% $-207	+0% $-111	+5% $-16	+10% $80
Rate	-1.0pp $40	-0.5pp $-35	base $-111	+0.5pp $-189	+1.0pp $-268

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-13
   statusdays on market $299,900 Pending 7 DOM
2. 2026-06-13
   days on market $299,900 Active 6 DOM
3. 2026-06-09
   days on market $299,900 Active 3 DOM
4. 2026-06-08
   days on market $299,900 Active 2 DOM
5. 2026-06-07
   remarks 307-char remark
6. 2026-06-07
   listed $299,900 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: $3,914 · $326/mo
• Projected year-2 tax: $4,326 · $361/mo
• Expected delta: +$412/yr (+$34/mo · 10.5%)

ⓘ 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 ≥94°F today · 15 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: $29,049
• − Mortgage interest: −$16,799
• − Property taxes: −$3,914
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,324
• − Management: −$2,324
• − Depreciation: −$8,724
• Taxable loss: −$6,535
• Est. tax savings @ 24.0%: +$1,568
• After-tax cash flow: $232/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 Woodland Lakes

• Score: 71/100
• State rank: #702
• US rank: #6907

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pocono Woodland Lakes, PA
• County: Pike County · 15,799 people
• City population: 15,517
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 1%

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: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+302.6% since first listed

6 events — show timeline

• 2026-06-07 Listed $299,900 PMAR
• 2025-04-16 Sold (Public Records) $292,500 Public Records
• 2025-04-11 Sold (MLS) $292,500 PWMLS
• 2025-03-25 Pending — PWMLS
• 2025-03-21 Listed $279,000 PWMLS
• 1984-10-30 Sold (Public Records) $74,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,914 · +1.5% YoY. Source: county tax records.