5087 Yukon Dr · Saw Creek, PA 18302

$275,000

3 bd · 2.5 ba · 1,343 sqft · SingleFamily public records · 8 Days on market

Built 1995 0.64 ac lot Est $248k · 11% over $90/mo HOA · 3% 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 +14.3/30.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• ARV discount +2.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• Screened in porch
• Full basement
• Private wooded lot

Tags

• FULL BASEMENT
• SCREENED IN PORCH
• EXPANSIVE DECK
• PRIVATE WOODED LOT
• OPEN CONCEPT CONTEMPORARY
• STONE FIREPLACE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (approximately $1,074.60 per year; about $89.55/month); Community amenities include security, clubhouse, playground, recreation facilities, tennis courts, and pool

Exterior

• Parking: Attached garage with 2 covered spaces (side-by-side, garage faces front)
• Utilities: Well water; Mound septic
• Home design: Single family house; Residential property; Residential zoning
• Construction: Stone and vinyl siding exterior; Block foundation; Built as a house
• Exterior features: Front porch; Asphalt roof

Interior

• Kitchen: Electric cooktop; Portable dishwasher
• Flooring: Hardwood floors
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Heat pump cooling
• Interior features: Eat-in kitchen; Cathedral ceilings; Open floorplan; Unfurnished; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $51 ($610/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 $270k (1.8% below list).
• Recommended offer: $270k (1.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.5% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, amenities 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.
• Zoned schools: Resica El Sch (math 27% / reading 47%, grade F, #1,004 of 1,518 statewide, top 68%, 416 students, 62% 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 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 272 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 $8k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $15k; list at $275k implies a 1733% gain — meaningful room to come down on a strong offer.

Recommended offer $270,000 (1.8% 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: 0.98% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $248,455
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Sellersville Dr Dr	0.09mi	2/1.5 (-1)	1,200 (-11%)	6mo	$195,000	$163	64
1528 Sugar Maple Ln	0.41mi	3/2.5	1,335 (-1%)	20mo	$215,000	$161	64
1274 Park Dr	0.35mi	3/2.0	1,282 (-4%)	14mo	$205,000	$160	63
303 Sellersville Dr	0.11mi	3/1.5	1,176 (-12%)	14mo	$239,900	$204	59
210 Clubhouse Dr	0.68mi	3/2.0	1,332 (-1%)	8mo	$205,000	$154	58
2508 Kline Ct	0.49mi	3/2.0	1,400 (+4%)	13mo	$290,000	$207	58
223 Clubhouse Dr	0.67mi	4/2.0 (+1)	1,326 (-1%)	7mo	$245,000	$185	54
170 Clubhouse Dr	0.59mi	3/2.0	1,344 (+0%)	22mo	$277,700	$207	52

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-41,174
• Equity at exit: $41,003

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-31,068
• Equity at exit: $23,777

Cash invested: $77,000 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 272
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$435 /mo · $5,226/yr
• Insurance: −$115
• HOA: −$90
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $51

Break-even live

Break-even rent $2,636

Max offer price $275,000

Occupancy floor 93%

Sensitivity live

Price	-10% $206	-5% $129	+0% $51	+5% $-27	+10% $-105
Rent	-10% $-162	-5% $-56	+0% $51	+5% $157	+10% $264
Rate	-1.0pp $189	-0.5pp $121	base $51	+0.5pp $-20	+1.0pp $-93

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1273 Chateau Dr East Stroudsburg, PA	3.0	1.0	1073	$2,700	$2.52	45d	1	1.19mi

HOA detail

• Monthly dues: $90 · $1,080/yr

Listing history 5 events

1. 2026-06-09
   statusdays on market $275,000 Pending 8 DOM
2. 2026-06-08
   days on market $275,000 Active 7 DOM
3. 2026-06-07
   days on market $275,000 Active 6 DOM
4. 2026-06-05
   days on market $275,000 Active 3 DOM
5. 2026-06-02
   listed $275,000 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: $5,226 · $435/mo
• Projected year-2 tax: $5,226 · $435/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $32,400
• − Mortgage interest: −$15,404
• − Property taxes: −$5,226
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$1,080
• − Depreciation: −$8,000
• Taxable loss: −$3,869
• Est. tax savings @ 24.0%: +$929
• After-tax cash flow: $1,538/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 — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+1733.3% since first listed

2 events — show timeline

• 2026-06-01 Listed $275,000 PMAR
• 1994-11-28 Sold (Public Records) $15,000 Public Records

Property tax history

-1.4%/yr

Latest (2026): $5,226 · +1.6% YoY. Source: county tax records.