4560 Briarcliff Ter · Mount Pocono, PA 18466

$230,000

3 bd · 2.0 ba · 835 sqft · SingleFamily public records · 26 Days on market

Built 1982 10,454 sqft lot $275/sqft · 72% above area Est $184k · 25% over $149/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 +15.8/30.0
• Appreciation +6.2/10.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Discover this STR-friendly chalet in the desirable Pocono Country Place community! This inviting 3-bedroom, 2-bath home blends comfort, style, and convenience--perfect as a primary residence, vacation retreat, or investment property! The main level features a bedroom, a full bath, and a beautifully updated kitchen complete with quartz countertops, stainless steel appliances, and durable laminate flooring throughout. Step outside to a large deck--ideal for relaxing or entertaining. Upstairs, you'll find two additional bedrooms and another full bath, including a private balcony off one of the bedrooms--perfect for enjoying peaceful mornings or evening retreats. Upgrades include newer gutters

Key facts

• Large deck
• Private balcony
• Hot water heater

Tags

• UPDATED KITCHEN
• LARGE DECK
• PRIVATE BALCONY
• NEWER GUTTERS
• HOT WATER HEATER
• SMART THERMOSTAT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (includes snow removal and security); Community amenities: gated entry, security, clubhouse, playground, tennis courts, pool

Exterior

• Parking: Driveway
• Security: 24-hour security; Prewired for security
• Utilities: Private water source; Private sewer
• Home design: Single-family residential house
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built as a house (above-grade finished area listed)
• Exterior features: Deck; Level, wooded lot; Paved private road frontage; Private maintained road

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Stainless steel appliances; Water heater
• Bedrooms: Total rooms: 7
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: Kitchen island; Living room fireplace; Negotiable furnishings
• Laundry & utility: Washer and dryer (stacked); Laundry located on main level and in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $213k (7.3% below list).
• Recommended offer: $213k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.2% in Mount Pocono — 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 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 358 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $5k 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 $64k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y 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 $130k; list at $230k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $213,139 (7.3% 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: 0.93% ✗
• Cap rate: 6.85%
• Cash-on-cash: 1.98%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $183,774
• List price: $230,000
• Delta: 25.15%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3050 Briarwood Dr	0.14mi	3/1.0	912 (+9%)	3mo	$170,000	$186	71
209 Greenbriar Cir	0.33mi	3/1.0	864 (+4%)	12mo	$210,000	$243	65
3174 Carobeth Dr	0.39mi	2/1.5 (-1)	739 (-12%)	8mo	$235,000	$318	49
732 Edgewood Rd	0.56mi	2/1.0 (-1)	768 (-8%)	4mo	$123,000	$160	48
6337 Ventnor Dr	0.73mi	3/1.0	744 (-11%)	4mo	$76,000	$102	41
488 Country Place Dr	0.71mi	2/1.0 (-1)	744 (-11%)	4mo	$180,000	$242	36
6309 Ventnor Dr	0.73mi	2/1.0 (-1)	913 (+9%)	9mo	$165,000	$181	34
6331 Ventnor Dr	0.72mi	2/1.0 (-1)	864 (+4%)	24mo	$139,500	$161	32
6269 Park Pl	0.72mi	2/1.0 (-1)	893 (+7%)	22mo	$165,000	$185	27
6307 Ventnor Dr	0.73mi	3/1.0	960 (+15%)	13mo	$175,000	$182	26

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: 7.5%
• Equity multiple: 1.42×
• Total profit: $26,749
• Equity at exit: $95,190

10-year hold

• IRR: 10.6%
• Equity multiple: 2.49×
• Total profit: $95,711
• Equity at exit: $140,596

Cash invested: $64,400 (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: 358
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$96
• HOA: −$149
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $106

Break-even live

Break-even rent $1,997

Max offer price $230,000

Occupancy floor 90%

Sensitivity live

Price	-10% $236	-5% $171	+0% $106	+5% $41	+10% $-24
Rent	-10% $-62	-5% $22	+0% $106	+5% $190	+10% $274
Rate	-1.0pp $222	-0.5pp $165	base $106	+0.5pp $46	+1.0pp $-14

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 25 events

1. 2026-06-17
   status $230,000 Pending 26 DOM
2. 2026-06-16
   days on market $230,000 Active 26 DOM
3. 2026-06-15
   days on market $230,000 Active 25 DOM
4. 2026-06-14
   days on market $230,000 Active 23 DOM
5. 2026-06-13
   days on market $230,000 Active 22 DOM
6. 2026-06-10
   days on market $230,000 Active 20 DOM
7. 2026-06-09
   days on market $230,000 Active 19 DOM
8. 2026-06-08
   days on market $230,000 Active 18 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    statusdays on market $230,000 Active 17 DOM
11. 2026-05-15
    status Pending 1162-char remark
12. 2026-04-29
    listed $230,000 Active 1162-char remark
13. 2024-09-22
    historical
14. 2024-04-18
    price $260,000
15. 2024-04-18
    price $260,000
16. 2023-12-19
    listed $265,000 Active
17. 2023-12-05
    listed $265,000 Active
18. 2022-09-28
    soldstatus $130,000
19. 2022-09-28
    soldstatus Closed
20. 2022-09-28
    soldstatus $130,000 Closed
21. 2022-09-28
    soldstatus $130,000
22. 2022-08-29
    historical
23. 2022-08-25
    listed $127,500
24. 2022-08-25
    listed $127,500
25. 2022-08-25
    listed $127,500

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $2,578 · $215/mo
• Expected delta: +$1,056/yr (+$88/mo · 69.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 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: $25,577
• − Mortgage interest: −$12,884
• − Property taxes: −$1,522
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$1,788
• − Depreciation: −$6,691
• Taxable loss: −$2,550
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $1,884/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

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

+80.4% since first listed

17 events — show timeline

• 2026-06-16 Pending — PMAR
• 2026-06-05 Relisted — PMAR
• 2026-05-15 Pending — PMAR
• 2026-04-29 Listed $230,000 PMAR
• 2024-09-22 Listing Removed — BRIGHT MLS
• 2024-04-18 Price Changed $260,000 BRIGHT MLS
• 2024-04-18 Price Changed $260,000 PMAR
• 2023-12-19 Listed $265,000 BRIGHT MLS
• 2023-12-05 Listed $265,000 PMAR
• 2022-09-28 Sold (Public Records) $130,000 Public Records
• 2022-09-28 Sold (MLS) $130,000 PMAR
• 2022-09-28 Sold (MLS) — PWMLS
• 2022-09-28 Sold (MLS) $130,000 PWMLS
• 2022-08-29 Delisted — PWMLS
• 2022-08-25 Listed $127,500 PMAR
• 2022-08-25 Listed $127,500 PWMLS
• 2022-08-25 Listed $127,500 PWMLS

Property tax history

-5.4%/yr

Latest (2026): $1,522 · +3.2% YoY. Source: county tax records.