1769 Rolling Hills Dr · Pocono Springs, PA 18466

$159,900

3 bd · 1.5 ba · 1,267 sqft · SingleFamily public records · 1 Days on market

Built 1977 9,583 sqft lot Est $251k · 36% under $133/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention investors and savvy buyers! This 3-bedroom, 1.5-bath chalet-style single family home in the sought-after A Pocono Country Place community is your next value-add opportunity. At 1,267 sq ft on a level 0.22-acre lot, this property offers solid bones with cathedral ceilings, a fireplace, a deck, and a porch. The kind of charm that short-term rental buyers and vacation home seekers love in the Poconos. Bring your vision and your contractor. With the right updates, this home has strong upside potential in a community that offers amenities including an outdoor pool, clubhouse, security, and trash service

Key facts

• Outdoor pool
• Porch
• Cathedral ceilings

Tags

• CHALET STYLE
• CATHEDRAL CEILINGS
• FIREPLACE
• DECK
• PORCH
• OUTDOOR POOL

Property features AI

Finance

• Other: Subdivision: A Pocono Country Place
• Financial info: Property taxes listed (amount not included per instructions)
• HOA & community: Homeowners association with annual fee (includes trash); Community amenities: security, clubhouse, pool

Exterior

• Parking: Driveway with 2 open parking spaces
• Security: Community security (HOA amenity)
• Utilities: Public water; Sewer: Other; Electric with circuit breakers; Cable available
• Home design: Single family residential; No shared/common walls
• Construction: Brick construction; Asphalt roof; Crawl space basement; Built area above grade recorded
• Exterior features: Porch; Deck; Shed(s); Level lot; City street frontage; Public maintained road; Gravel and dirt road surface

Interior

• Kitchen: Electric range; Refrigerator; Water heater
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wall/window air conditioning unit(s)
• Interior features: Cathedral ceilings; Fireplace (1)
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.9% vs local median 4.9% in Pocono Springs — 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 (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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: 355 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k 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 2y 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 $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $250,866
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1781 Rolling Hills Dr	0.08mi	4/2.0 (+1)	1,224 (-3%)	2mo	$306,500	$250	82
1789 Rolling Hills Dr	0.14mi	3/2.0	1,200 (-5%)	6mo	$285,000	$238	78
1654 Sunnyside Dr	0.31mi	3/2.0	1,232 (-3%)	6mo	$170,000	$138	74
1905 Horseshoe Bnd	0.25mi	3/2.0	1,222 (-4%)	10mo	$230,000	$188	72
1900 Horseshoe Bnd	0.21mi	3/1.5	1,149 (-9%)	9mo	$225,000	$196	68
1066 Knollwood Dr	0.34mi	3/2.0	1,350 (+7%)	6mo	$335,000	$248	66
1452 Waterfront Dr	0.23mi	3/2.0	1,362 (+8%)	10mo	$228,000	$167	66
1125 Knollwood Dr	0.12mi	3/1.0	1,124 (-11%)	9mo	$223,000	$198	66
2834 Fairhaven Dr	0.30mi	3/2.0	1,416 (+12%)	3mo	$255,000	$180	62
2714 Starlight Ter	0.54mi	3/2.0	1,400 (+10%)	7mo	$290,000	$207	49
1517 Black Birch Way	0.61mi	2/2.0 (-1)	1,176 (-7%)	11mo	$245,000	$208	43
1031 Knollwood Dr	0.56mi	3/2.0	1,100 (-13%)	9mo	$146,000	$133	43

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: 14.7%
• Equity multiple: 1.81×
• Total profit: $36,266
• Equity at exit: $66,178

10-year hold

• IRR: 17.0%
• Equity multiple: 3.34×
• Total profit: $104,801
• Equity at exit: $97,745

Cash invested: $44,772 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,911 high
• Mortgage (P&I): −$839
• Tax from tax record: −$121 /mo · $1,450/yr
• Insurance: −$67
• HOA: −$133
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $350

Break-even live

Break-even rent $1,467

Max offer price $159,900

Occupancy floor 77%

Sensitivity live

Price	-10% $441	-5% $396	+0% $350	+5% $305	+10% $260
Rent	-10% $199	-5% $275	+0% $350	+5% $426	+10% $501
Rate	-1.0pp $431	-0.5pp $391	base $350	+0.5pp $309	+1.0pp $267

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	8d	1	0.07mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	14d	1	0.35mi
1354 Winding Way Coolbaugh Township, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	0.44mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	0.79mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	0.97mi

HOA detail

• Monthly dues: $133 · $1,596/yr
• Likely covers: trashpoolsecurity

Listing history 2 events

1. 2026-06-18
   remarks 615-char remark
2. 2026-06-18
   listed $159,900 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: $1,450 · $121/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$538/yr (+$45/mo · 37.1%)

ⓘ 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 1/10 Low 7 d/yr ≥89°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: $22,928
• − Mortgage interest: −$8,957
• − Property taxes: −$1,450
• − Insurance: −$800
• − Repairs & maintenance: −$1,834
• − Management: −$1,834
• − HOA: −$1,596
• − Depreciation: −$4,652
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,772/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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

Category grades

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

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

+162.1% since first listed

9 events — show timeline

• 2026-06-18 Listed $159,900 PMAR
• 2025-06-06 Pending — GLVRMLS
• 2024-11-18 Pending — PMAR
• 2024-06-11 Pending — GLVRMLS
• 2024-05-05 Listing Removed — GLVRMLS
• 2024-02-12 Listed $159,900 PMAR
• 2024-02-12 Listed $159,900 GLVRMLS
• 2002-12-12 Sold (Public Records) $74,900 Public Records
• 2001-09-28 Sold (Public Records) $61,000 Public Records

Property tax history

-7.1%/yr

Latest (2026): $1,450 · +3.2% YoY. Source: county tax records.