1109 Grand Mesa Dr · Sierra View, PA 18353

$239,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 19 Days on market

Built 1983 1.07 ac lot Est $241k · at est. $4/mo HOA

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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 +13.8/30.0
• ARV discount +7.9/15.0
• DSCR +4.2/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great price to make this opportunity your own! Welcome to your private Pocono retreat nestled on over an acre in the desirable Birches III community. This inviting home offers the perfect balance of comfort, space, and location—ideal as a full-time residence, weekend escape, or investment opportunity. Set on 1+ acres, the corner lot provides a sense of privacy and room to enjoy the outdoors. Whether you're relaxing outside, entertaining guests, or simply taking in the peaceful surroundings, the setting offers the space and tranquility buyers are looking for in the Poconos. Inside, you’re welcomed by a warm and cozy atmosphere that instantly feels like home. The living area featu

Key facts

• Large ceilings
• Natural light
• Over an acre

Tags

• OVER AN ACRE
• BIRCHES III COMMUNITY
• CORNER LOT
• LIVING AREA FEATURES A HEARTH
• LARGE CEILINGS
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $20 ($239/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.1% below list).
• Recommended offer: $210k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.5% in Sierra View — 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 62/100 on livability (#1,371 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools F, amenities F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 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

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $239k implies a 173% gain — meaningful room to come down on a strong offer.

Recommended offer $210,000 (12.1% below list)

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. 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?
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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $240,912
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Grand Mesa Dr	0.00mi	3/2.0	1,008 (0%)	1mo	$239,000	$237	99
130 Deer Trail Dr	0.28mi	3/2.0	1,056 (+5%)	10mo	$218,000	$206	71
113 Candy Ct	0.46mi	3/1.0	1,080 (+7%)	12mo	$257,800	$239	52
110 Koonie Kreger Rd	0.55mi	3/1.5	1,098 (+9%)	8mo	$300,000	$273	51

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-37,433
• Equity at exit: $35,636

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-30,863
• Equity at exit: $20,664

Cash invested: $66,920 (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 18353

• Home prices YoY: -14.0%
• Active inventory: 75
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$282 /mo · $3,385/yr
• Insurance: −$100
• HOA: −$4
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $20

Break-even live

Break-even rent $2,075

Max offer price $239,000

Occupancy floor 94%

Sensitivity live

Price	-10% $155	-5% $88	+0% $20	+5% $-48	+10% $-115
Rent	-10% $-146	-5% $-63	+0% $20	+5% $103	+10% $186
Rate	-1.0pp $140	-0.5pp $81	base $20	+0.5pp $-42	+1.0pp $-105

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Daisy Dr Effort, PA	3.0	2.0	1400	$2,100	$1.50	44d	1	1.46mi

HOA detail

• Monthly dues: $4 · $48/yr

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-03-24
   listed $239,000 Active
3. 1987-10-30
   soldstatus $87,500

ⓘ 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: $3,385 · $282/mo
• Projected year-2 tax: $3,581 · $298/mo
• Expected delta: +$195/yr (+$16/mo · 5.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $25,200
• − Mortgage interest: −$13,388
• − Property taxes: −$3,385
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$48
• − Depreciation: −$6,953
• Taxable loss: −$3,801
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $1,152/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Sierra View

• Score: 62/100
• State rank: #1371
• US rank: #17228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra View, PA
• Population (ZIP): 11,512

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 10% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▼ -27.10%
• Current HPI: 166.0654
• 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

+173.1% since first listed

3 events — show timeline

• 2026-04-15 Pending — GLVRMLS
• 2026-03-24 Listed $239,000 GLVRMLS
• 1987-10-30 Sold (Public Records) $87,500 Public Records

Property tax history

+3.3%/yr

Latest (2026): $3,385 · +1.5% YoY. Source: county tax records.