65D Lower Ridge View Circle Cir Unit D · Delaware Water Gap, PA 18302

$199,900

3 bd · 2.5 ba · 1,857 sqft · Townhouse public records · 7 Days on market

Built 2004 2,178 sqft lot Est $241k · 17% under $29/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom 2.5 Bath Townhouse For SALE!! Maintenance Free Living at its BEST!!! Inside Features: Large Master bedroom with Walk in closet and Bonus Closet, Large Loft, Nice size Master Bathroom, 2 Nice Size Bedrooms, Full Main Bath, Laundry area all on 2nd Floor. 1st Main Level Features: Large Kitchen, Breakfast Nook with slider to Back Deck, Formal Dining Room, Living room, 1/2 Bath. Lower Lever: Large Unfinished Basement- Insulated, Walk out with slider. Unit is priced to sell!! Some Minor TLC needed. HOA Boasts: Pool, Garbage drop off, Road Maintenance, Lawn Care, Snow Plow. Located close to National Park area: Boating, Fishing, Hiking, Skiing, Biking, Golfing, ETC. .. ..

Key facts

• 2,178 sq ft lot
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 73/100 on livability (#585 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• 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.
• Market conditions: 271 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 $1k of loan paydown is wiped out by about $6k 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $117k; list at $200k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $199,900

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. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.14%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $241,410
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41b Sky View Dr	0.23mi	2/2.5 (-1)	1,737 (-6%)	5mo	$217,500	$125	70
59 Lower Ridge View Cir	0.09mi	2/2.0 (-1)	1,982 (+7%)	11mo	$240,000	$121	68
38C Sky View Dr	0.19mi	2/3.5 (-1)	1,659 (-11%)	11mo	$215,000	$130	55
114 Murray Hill Rd Unit 1C	0.61mi	4/3.0 (+1)	1,614 (-13%)	5mo	$218,500	$135	38

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,023
• Equity at exit: $29,806

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $11,793
• Equity at exit: $17,284

Cash invested: $55,972 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$370 /mo · $4,440/yr
• Insurance: −$83
• HOA: −$29
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $286

Break-even live

Break-even rent $1,937

Max offer price $199,900

Occupancy floor 83%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Ridgeview Cir Unit A East Stroudsburg, PA	2.0	1.5	1450	$2,300	$1.59	44d	1	0.01mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: trashlandscapingsnow removalpool

Listing history 5 events

1. 2026-04-02
   status Pending
2. 2026-03-26
   listed $199,900 Active
3. 2018-02-01
   soldstatus $117,000
4. 2007-11-27
   soldstatus $175,000
5. 2003-05-02
   soldstatus $715,000

ⓘ 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: $4,440 · $370/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $27,600
• − Mortgage interest: −$11,198
• − Property taxes: −$4,440
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$348
• − Depreciation: −$5,815
• Taxable income: $384
• Est. tax owed @ 24.0%: −$92
• After-tax cash flow: $3,345/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 — Delaware Water Gap

• Score: 73/100
• State rank: #585
• US rank: #5612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 590
• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

-72.0% since first listed

5 events — show timeline

• 2026-04-02 Pending — PMAR
• 2026-03-26 Listed $199,900 PMAR
• 2018-02-01 Sold (Public Records) $117,000 Public Records
• 2007-11-27 Sold (Public Records) $175,000 Public Records
• 2003-05-02 Sold (Public Records) $715,000 Public Records

Property tax history

-0.9%/yr

Latest (2026): $4,440 · +1.6% YoY. Source: county tax records.