169 Saunders Dr

Lehman, PA 18324

$249,000F

1 bd · 2.0 ba · 1,260 sqft · Built 1978 · SingleFamily · Active · 268 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,836/mo
• Mortgage (P&I): −$1,306
• Tax + insurance: −$389
• HOA: −$164
• Vac / Maint / Mgmt: −$385
• Net cashflow: $-409/mo
• Annual: $-4,903/yr
• Cap rate: 4.32%
• Cash-on-cash: -7.03%
• DSCR: 0.69
• 1% rule: 0.74%
• Cash to close: $69,720

Investor read

• This is a 1-bed/2.0-bath single-family listed at $249k.
• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (26.3% below list).
• It's been on market 268 days — a 12% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $177k (29.0% below list) — sets the bar for cash-flow.
• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.5% local appreciation)).
• Location reads: area grade F — 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; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 12y 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 $57k; list at $249k implies a 337% gain — meaningful room to come down on a strong offer.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 268 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
• Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.