109 Saunders Dr · Lehman, PA 18324

$245,000

3 bd · 1.5 ba · 1,135 sqft · SingleFamily public records · 175 Days on market

Built 1988 0.34 ac lot $216/sqft · 24% above area Est $240k · at est. $146/mo HOA · 7% 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).

• Cash flow +11.7/30.0
• Appreciation +6.8/10.0
• ARV discount +6.5/15.0
• 1% rule +4.0/10.0
• DSCR +3.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into contemporary comfort in this charming 3BR/2BA home, offering bright, open living spaces with a wood-burning fireplace as the centerpiece. The airy layout flows effortlessly onto expansive decks, creating multiple outdoor living areas ideal for entertaining or quiet relaxation. A private balcony provides the perfect spot for morning coffee or unwinding at sunset. Located in the amenity-rich Saw Creek Estates community, residents enjoy access to a private ski area, multiple indoor and outdoor pools, indoor and outdoor tennis courts, lakes, a fitness center, and an onsite restaurant—all designed to enhance everyday living and year-round recreation.

Key facts

• Onsite restaurant
• Fitness center
• Expansive decks

Tags

• WOOD-BURNING FIREPLACE
• EXPANSIVE DECKS
• PRIVATE BALCONY
• INDOOR AND OUTDOOR POOLS
• FITNESS CENTER
• ONSITE RESTAURANT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-71 ($-851/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (10.2% below list).
• Recommended offer: $216k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middle Smithfield El Sch (math 22% / reading 47%, grade F, #1,049 of 1,518 statewide, top 71%, 429 students, 66% FRL); Lehman Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 603 students, 59% FRL); East Stroudsburg Shs North (math 29% / reading 24%, grade F, #371 of 437 statewide, top 85%, 940 students, 54% FRL) — zoned schools average 60% FRL vs 42% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 293 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $115k; list at $245k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $215,600 (12.0% 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. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 9.3

CMA / ARV

• ARV (median comp): $239,806
• List price: $245,000
• Delta: 2.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3109 Snowden Dr	0.34mi	3/2.0	1,200 (+6%)	2mo	$260,000	$217	71
5936 Decker Rd	0.42mi	3/2.0	1,080 (-5%)	7mo	$218,000	$202	65
297 Saunders Dr	0.20mi	3/1.5	1,260 (+11%)	9mo	$160,000	$127	64
5913 NE Decker Rd NE	0.49mi	3/2.0	1,160 (+2%)	9mo	$224,000	$193	64
115 Ansted Ct	0.26mi	3/2.0	1,260 (+11%)	12mo	$170,000	$135	58
6228 Decker Rd	0.59mi	3/2.0	1,176 (+4%)	9mo	$292,000	$248	57
149 Regent St	0.68mi	3/2.0	1,224 (+8%)	2mo	$228,000	$186	52
5967 Decker Rd	0.39mi	3/2.0	1,272 (+12%)	10mo	$280,000	$220	52
244 Canterbury Rd	0.56mi	3/1.0	1,000 (-12%)	1mo	$175,000	$175	51
3126 Snowden Dr	0.44mi	3/2.0	1,008 (-11%)	9mo	$265,000	$263	51
122 Oxford St	0.47mi	3/2.0	1,290 (+14%)	12mo	$285,000	$221	44
3111 Cherry Ridge Rd	0.60mi	4/2.0 (+1)	1,300 (+14%)	4mo	$249,000	$192	37

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

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.46×
• Total profit: $31,725
• Equity at exit: $117,209

10-year hold

• IRR: 10.3%
• Equity multiple: 2.62×
• Total profit: $111,419
• Equity at exit: $186,315

Cash invested: $68,600 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 293
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$276 /mo · $3,312/yr
• Insurance: −$102
• HOA: −$146
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-71

Break-even live

Break-even rent $2,290

Max offer price $232,472

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $-2	+0% $-71	+5% $-140	+10% $-210
Rent	-10% $-245	-5% $-158	+0% $-71	+5% $16	+10% $103
Rate	-1.0pp $52	-0.5pp $-9	base $-71	+0.5pp $-134	+1.0pp $-199

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 Saunders Dr Unit PA East Stroudsburg, PA	3.0	2.0	1287	$2,200	$1.71	22d	1	0.45mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: poolgym

Listing history 8 events

1. 2026-05-31
   days on market $245,000 Active 175 DOM
2. 2026-05-30
   days on market $245,000 Active 174 DOM
3. 2026-05-14
   price $245,000 669-char remark

   Show marketing remark (669 chars)

   Step into contemporary comfort in this charming 3BR/2BA home, offering bright, open living spaces with a wood-burning fireplace as the centerpiece. The airy layout flows effortlessly onto expansive decks, creating multiple outdoor living areas ideal for entertaining or quiet relaxation. A private balcony provides the perfect spot for morning coffee or unwinding at sunset. Located in the amenity-rich Saw Creek Estates community, residents enjoy access to a private ski area, multiple indoor and outdoor pools, indoor and outdoor tennis courts, lakes, a fitness center, and an onsite restaurant—all designed to enhance everyday living and year-round recreation.

4. 2025-12-08
   listed $252,000 Active 669-char remark

   Show marketing remark (669 chars)

   Step into contemporary comfort in this charming 3BR/2BA home, offering bright, open living spaces with a wood-burning fireplace as the centerpiece. The airy layout flows effortlessly onto expansive decks, creating multiple outdoor living areas ideal for entertaining or quiet relaxation. A private balcony provides the perfect spot for morning coffee or unwinding at sunset. Located in the amenity-rich Saw Creek Estates community, residents enjoy access to a private ski area, multiple indoor and outdoor pools, indoor and outdoor tennis courts, lakes, a fitness center, and an onsite restaurant—all designed to enhance everyday living and year-round recreation.

5. 2020-12-29
   soldstatus $115,000
6. 2020-12-21
   soldstatus $115,000 549-char remark

   Show marketing remark (549 chars)

   Well maintained 3 bedroom, 2 bath home in amenity filled Saw Creek Estates. Perfect home for a vacation getaway or primary residence. This home features an open first floor with a cathedral ceiling in the main room that has a cozy wood burning fireplace. There is a balcony on the second floor with a great view and plenty of deck space around the home to entertain outside. The community features a private ski area, indoor tennis courts, indoor & outdoor pools, restaurant, fitness center and more. Come check out all this home has to offer!

7. 2020-10-30
   listed $120,000 549-char remark

   Show marketing remark (549 chars)

   Well maintained 3 bedroom, 2 bath home in amenity filled Saw Creek Estates. Perfect home for a vacation getaway or primary residence. This home features an open first floor with a cathedral ceiling in the main room that has a cozy wood burning fireplace. There is a balcony on the second floor with a great view and plenty of deck space around the home to entertain outside. The community features a private ski area, indoor tennis courts, indoor & outdoor pools, restaurant, fitness center and more. Come check out all this home has to offer!

8. 2014-03-03
   soldstatus $61,900

ⓘ 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: $3,312 · $276/mo
• Projected year-2 tax: $3,592 · $299/mo
• Expected delta: +$279/yr (+$23/mo · 8.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°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: $26,400
• − Mortgage interest: −$13,724
• − Property taxes: −$3,312
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$1,752
• − Depreciation: −$7,127
• Taxable loss: −$4,964
• Est. tax savings @ 24.0%: +$1,191
• After-tax cash flow: $340/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Lehman

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

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

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: ▲ 3.51%
• Current HPI: 243.6754
• 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

+295.8% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $245,000 PMAR
• 2025-12-08 Listed $252,000 PMAR
• 2020-12-29 Sold (Public Records) $115,000 Public Records
• 2020-12-21 Sold (MLS) $115,000 PMAR
• 2020-10-30 Listed $120,000 PMAR
• 2014-03-03 Sold (Public Records) $61,900 Public Records

Property tax history

+1.2%/yr

Latest (2026): $3,312 · +1.6% YoY. Source: county tax records.