310 Park Pl · Barrett, PA 18326

$225,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 17 Days on market

Built 1928 Est $157k · 43% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Property is Under Contract and considering back-up offers only at this time. 'Looking for a vacation gateway or starter home? You reached your destination. Beautiful ranch house, totally renovated sits on 0.58 ac in very quiet neighborhood is waiting for a new owner. The house itself offers 3 BR's, 1Bath, Kitchen, Living Room, Sunroom and nice size deck. Very low taxes, No HOA

Key facts

• Subfloors
• Flooring
• Turnkey airbnb

Tags

• TURNKEY AIRBNB
• NO HOA
• FULLY FURNISHED
• RECENTLY REPLACED JOISTS
• SUBFLOORS
• FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-252 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (19.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (31.5% below list).
• Recommended offer: $154k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 63 active listings in the ZIP; 2 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $162k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,049 (31.5% 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. Built in 1928 — 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. 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: 0.68% ✗
• Cap rate: 4.95%
• Cash-on-cash: -4.80%
• DSCR: 0.79
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $157,488
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6733 Route 191	0.20mi	2/1.0	800 (-2%)	6mo	$175,000	$219	83
115 Squirrel Ln	0.43mi	2/1.0	760 (-7%)	3mo	$147,001	$193	66
111 Squirrel Ln	0.46mi	2/1.0	934 (+14%)	23mo	$115,000	$123	35

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $106,451
• Equity at exit: $202,698

10-year hold

• IRR: 18.9%
• Equity multiple: 6.18×
• Total profit: $326,053
• Equity at exit: $437,126

Cash invested: $63,000 (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 18326

• Home prices YoY: 7.6%
• Active inventory: 63
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$195 /mo · $2,346/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-252

Break-even live

Break-even rent $1,860

Max offer price $180,455

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-188	+0% $-252	+5% $-316	+10% $-380
Rent	-10% $-374	-5% $-313	+0% $-252	+5% $-191	+10% $-130
Rate	-1.0pp $-139	-0.5pp $-195	base $-252	+0.5pp $-310	+1.0pp $-370

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6631 Pennsylvania 191 Unit 101 Cresco, PA	2.0	1.0	810	$1,700	$2.10	44d	1	0.34mi
209 Cottage Ln Cresco, PA	1.0	1.0	650	$1,099	$1.69	44d	1	0.76mi

Listing history 11 events

1. 2026-06-18
   days on market $225,000 Active 17 DOM
2. 2026-06-17
   days on market $225,000 Active 16 DOM
3. 2026-06-16
   days on market $225,000 Active 15 DOM
4. 2026-06-15
   days on market $225,000 Active 14 DOM
5. 2026-06-14
   days on market $225,000 Active 12 DOM
6. 2026-06-13
   days on market $225,000 Active 11 DOM
7. 2026-06-10
   days on market $225,000 Active 9 DOM
8. 2026-06-08
   days on market $225,000 Active 7 DOM
9. 2026-06-07
   days on market $225,000 Active 6 DOM
10. 2026-06-02
    remarks 475-char remark
11. 2026-06-02
    listed $225,000 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: $2,346 · $195/mo
• Projected year-2 tax: $2,950 · $246/mo
• Expected delta: +$605/yr (+$50/mo · 25.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $18,486
• − Mortgage interest: −$12,603
• − Property taxes: −$2,346
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$6,545
• Taxable loss: −$7,091
• Est. tax savings @ 24.0%: +$1,702
• After-tax cash flow: $-1,324/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 — Barrett

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,574

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Two or more races 10% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 13.09%
• Current HPI: 185.198
• 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

+359.2% since first listed

5 events — show timeline

• 2026-06-02 Listed $225,000 FSBO.com
• 2022-01-25 Sold (Public Records) $161,900 Public Records
• 2022-01-18 Sold (MLS) $161,900 PMAR
• 2021-12-14 Listed $159,900 PMAR
• 1998-10-20 Sold (Public Records) $49,000 Public Records

Property tax history

+3.3%/yr

Latest (2026): $2,346 · +3.3% YoY. Source: county tax records.