1006 Hampstead Rd · Saw Creek, PA 18324

$210,000

3 bd · 2.0 ba · 1,608 sqft · SingleFamily public records · 36 Days on market

Built 1985 0.41 ac lot $131/sqft · 19% below area Est $260k · 19% under $181/mo HOA · 8% 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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Appreciation +6.8/10.0
• 1% rule +5.5/10.0
• DSCR +3.7/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

(3)Bedroom (2)Full-Bath Chalet. . Large Primary Bedroom w/ Private Bath Having Large Spa-Tub. . Living Room w/ Double Hearth Wood-Burning Brickfaced Fireplace. 2nd Bedroom & 2nd Full-Bath on Main Floor as well. . Large Loft Area w/ Beautiful Mountain Scape Views, Could Serve as 3rd Private Bedroom/Loft Using Privacy Room Divider. . Large Front Deck (being elevated from the street) Offers Total Privacy. Vacant Lots on Either Side. .. Close Proximity to Top-of-The-World Restaurnt/Lounge, Indoor/Outdoor Pool, Indoor Tennis, Pickle Ball Courts, Racquet Ball Court, Fitness Room, Free-Weight Room, Snow Boarding Ski Slope w/ Snowmaking/Chair-Lift. .(beginner/intermediate trails). . All Servi

Key facts

• Large loft area
• Mountain scape views
• Private bath

Tags

• LARGE PRIMARY BEDROOM
• PRIVATE BATH
• LARGE LOFT AREA
• MOUNTAIN SCAPE VIEWS
• LARGE FRONT DECK
• INDOOR OUTDOOR POOL

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association amenities include security, gated entry, clubhouse, indoor pool, outdoor pool, and ski access; Association fee covers trash, security, and grounds maintenance

Exterior

• Parking: Total of 6 parking spaces; 4 open parking spaces; Off-street paved parking
• Security: 24-hour security
• Utilities: Public water; Public sewer; 200+ amp electric service; Cable available
• Home design: Single-family house; Faces south; No shared/common walls
• Construction: Asphalt roof; Block foundation
• Exterior features: Deck; Has a view; Greenbelt, sloped and wooded lot; Public maintained paved road

Interior

• Kitchen: Electric oven; Self-cleaning oven; Range hood
• Bedrooms: Total of 5 rooms (bedroom count not separately listed)
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fans; Window air conditioning units
• Interior features: Cathedral ceilings; Ceiling fans; Insulated windows; Wood-burning masonry fireplace in bedroom and living room; Unfurnished
• Laundry & utility: Washer and dryer included; Washer hookup; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-37 ($-445/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (3.1% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $203k (3.1% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 4.3% 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, schools 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: 290 active listings in the ZIP; 2 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 $9k of equity ($1k loan paydown + $7k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $210k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $203,442 (3.1% 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 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 8.0

CMA / ARV

• ARV (median comp): $260,105
• List price: $210,000
• Delta: -19.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6298 Decker Rd	0.30mi	3/2.0	1,638 (+2%)	0mo	$340,000	$208	82
155 Clifton Dr	0.47mi	3/2.0	1,656 (+3%)	1mo	$260,000	$157	72
113 Regent St	0.23mi	3/2.5	1,793 (+12%)	1mo	$305,000	$170	67
3216 Carlisle Ct	0.59mi	3/2.0	1,664 (+4%)	3mo	$215,000	$129	64
3220 Cherry Ridge Rd	0.53mi	3/2.5	1,760 (+10%)	1mo	$330,000	$188	57
150 Dover Dr	0.55mi	3/2.0	1,456 (-10%)	5mo	$235,000	$161	54
2096 Scarborough Way	0.62mi	4/2.0 (+1)	1,504 (-6%)	3mo	$249,000	$166	53
5081 Woodbridge Dr E	0.46mi	3/2.0	1,820 (+13%)	7mo	$263,500	$145	50
121 Sterling Cir	0.54mi	4/3.0 (+1)	1,718 (+7%)	7mo	$340,000	$198	48
5135 Woodbridge Dr E	0.71mi	3/2.0	1,788 (+11%)	1mo	$330,000	$185	48
6471 Decker Rd	0.52mi	3/2.0	1,372 (-15%)	8mo	$265,000	$193	45
143 Totteridge Rd	0.74mi	3/2.0	1,416 (-12%)	4mo	$220,000	$155	42

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: 8.3%
• Equity multiple: 1.49×
• Total profit: $28,843
• Equity at exit: $100,465

10-year hold

• IRR: 10.7%
• Equity multiple: 2.69×
• Total profit: $99,459
• Equity at exit: $159,698

Cash invested: $58,800 (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: 290
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$405 /mo · $4,864/yr
• Insurance: −$88
• HOA: −$181
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-37

Break-even live

Break-even rent $2,247

Max offer price $203,442

Occupancy floor 97%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	20d	1	1.06mi
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	1d	1	1.27mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: pool

Listing history 19 events

1. 2026-06-19
   days on market $210,000 Active 36 DOM
2. 2026-06-18
   days on market $210,000 Active 35 DOM
3. 2026-06-17
   days on market $210,000 Active 34 DOM
4. 2026-06-16
   days on market $210,000 Active 33 DOM
5. 2026-06-15
   days on market $210,000 Active 32 DOM
6. 2026-06-14
   days on market $210,000 Active 30 DOM
7. 2026-06-13
   days on market $210,000 Active 29 DOM
8. 2026-06-10
   days on market $210,000 Active 27 DOM
9. 2026-06-09
   days on market $210,000 Active 26 DOM
10. 2026-06-08
    days on market $210,000 Active 25 DOM
11. 2026-06-07
    days on market $210,000 Active 24 DOM
12. 2026-06-05
    days on market $210,000 Active 21 DOM
13. 2026-06-02
    days on market $210,000 Active 19 DOM
14. 2026-06-01
    days on market $210,000 Active 18 DOM
15. 2026-05-31
    days on market $210,000 Active 17 DOM
16. 2026-05-30
    status $210,000 Active 16 DOM
17. 2026-05-18
    status Pending 752-char remark
18. 2026-05-02
    listed $210,000 Active 752-char remark
19. 1983-12-27
    soldstatus $70,000

ⓘ 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: $4,864 · $405/mo
• Projected year-2 tax: $4,864 · $405/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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: −$11,763
• − Property taxes: −$4,864
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$2,172
• − Depreciation: −$6,109
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $462/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

• 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

+200.0% since first listed

4 events — show timeline

• 2026-05-30 Relisted — PMAR
• 2026-05-18 Pending — PMAR
• 2026-05-02 Listed $210,000 PMAR
• 1983-12-27 Sold (Public Records) $70,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $4,864 · +1.6% YoY. Source: county tax records.