108 Remington Cir · Mount Pocono, PA 18466

$360,000

4 bd · 3.0 ba · 2,300 sqft · SingleFamily · 1 Days on market

Built 1994 0.27 ac lot Est $375k · at est. $146/mo HOA · 5% of rent

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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).

• ARV discount +9.3/15.0
• Cash flow +8.1/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Are you looking for versatility, comfort, and endless opportunities in a home? Welcome to 108 Remington Circle, located in Pocono Farms Country Club. This beautifully designed multigenerational home features 4 bedrooms, 3 full bathrooms, 2 kitchens, and multiple living spaces under one roof. The layout is ideal for multigenerational living, guest accommodations, or creating separate spaces for family and visitors while maintaining privacy and convenience. The main living area welcomes you with a warm and inviting propane fireplace, creating the perfect gathering place after a day of enjoying everything the Pocono Mountains have to offer. This well thought designed floor plan provides room

Key facts

• Two kitchens
• Propane fireplace
• Private lake

Tags

• MULTIGENERATIONAL HOME
• TWO KITCHENS
• THREE SEASON SUNROOM
• PROPANE FIREPLACE
• PRIVATE LAKE
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (19.5% below list).
• Recommended offer: $290k (19.5% below list) — sets the bar for 1% rule.

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: 355 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($2k loan paydown + $8k 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.
• By year 4, paydown + projected appreciation supports a ~$38k 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.

Recommended offer $289,710 (19.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $374,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5258 Iroquois St	0.23mi	4/2.5	2,400 (+4%)	7mo	$400,000	$167	74
159 Seminole Trail Trl	0.26mi	3/2.5 (-1)	2,211 (-4%)	9mo	$359,900	$163	67
157 Seminole Trl	0.25mi	3/2.0 (-1)	2,230 (-3%)	10mo	$350,000	$157	66
1095 Salamanca Dr #7012	0.33mi	4/2.5	2,080 (-10%)	2mo	$315,000	$151	65
7134 Susquehanna Dr	0.45mi	4/2.5	2,144 (-7%)	6mo	$275,000	$128	60
106 Black Bear Ln	0.22mi	3/2.0 (-1)	2,112 (-8%)	8mo	$280,000	$133	60
621 Washington Pl	0.52mi	4/2.5	2,472 (+8%)	3mo	$365,000	$148	59
216 Pheasant Pl	0.30mi	3/2.5 (-1)	2,016 (-12%)	1mo	$365,000	$181	58
7141 Susquehanna Dr	0.46mi	4/3.0	2,052 (-11%)	7mo	$340,000	$166	55
103 Daisy Ln	0.58mi	4/2.5	2,376 (+3%)	13mo	$380,000	$160	55
5268 Apache Trl	0.63mi	3/2.5 (-1)	2,016 (-12%)	4mo	$360,000	$179	40
108 Bunny Ln Ln	0.72mi	3/2.5 (-1)	2,056 (-11%)	12mo	$379,900	$185	32

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: 1.7%
• Equity multiple: 1.09×
• Total profit: $9,411
• Equity at exit: $148,993

10-year hold

• IRR: 5.6%
• Equity multiple: 1.79×
• Total profit: $80,011
• Equity at exit: $220,064

Cash invested: $100,800 (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: 355
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,897 high
• Mortgage (P&I): −$1,888
• Tax est. 1.5%: −$450 /mo · $5,400/yr
• Insurance: −$150
• HOA: −$146
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-345

Break-even live

Break-even rent $3,334

Max offer price $310,053

Occupancy floor —

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5108 Seneca Way Tobyhanna, PA	3.0	2.5	2466	$3,200	$1.30	43d	1	0.22mi
7212 Wigwam Way Tobyhanna, PA	3.0	2.5	2800	$2,795	$1.00	43d	1	0.37mi
2108 Cherry Dr Tobyhanna, PA	5.0	3.5	2416	$3,000	$1.24	43d	1	0.76mi
6385 Cherokee Trl Tobyhanna, PA	3.0	3.0	2028	$3,500	$1.73	43d	1	0.80mi
2570 Country Club Dr Tobyhanna, PA	3.0	2.5	1990	$2,650	$1.33	43d	1	0.95mi
1046 Kilmer Rd Tobyhanna, PA	4.0	2.5	2676	$2,750	$1.03	43d	1	1.08mi
217 Coach Rd Tobyhanna, PA	3.0	2.0	2081	$2,200	$1.06	43d	1	1.08mi
238 Dorset Rd Tobyhanna, PA	3.0	2.5	2164	$2,200	$1.02	43d	1	1.12mi
163 Long Woods Rd Tobyhanna, PA	3.0	2.0	1983	$2,400	$1.21	43d	1	1.24mi

HOA detail

• Monthly dues: $146 · $1,752/yr

Listing history 2 events

1. 2026-06-19
   remarks 699-char remark
2. 2026-06-19
   listed $360,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,765
• − Mortgage interest: −$20,166
• − Property taxes: −$5,400
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,781
• − Management: −$2,781
• − HOA: −$1,752
• − Depreciation: −$10,473
• Taxable loss: −$10,388
• Est. tax savings @ 24.0%: +$2,493
• After-tax cash flow: $-1,649/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