856 Crest Pines Ln · Tobyhanna, PA 18350

$230,000

3 bd · 2.5 ba · 1,440 sqft · Townhouse public records · 181 Days on market

Built 1984 435 sqft lot $160/sqft · 17% below area Est $279k · 17% under $855/mo HOA · 30% 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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• 1% rule +7.5/10.0
• Schools +4.0/10.0
• Appreciation +3.5/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Gracious Living at Its Best! Comfortable Beechwood-style 3-bedroom, 2 full and 1 half bath townhouse located in the beautiful Pinecrest Lake Golf & Country Club. Enjoy year-round amenities including a large lake, outdoor pool, tennis, golf, fitness center, and more. This home features a spacious eat-in kitchen and an open living/dining area highlighted by a gorgeous stone fireplace and cozy corner wet bar. The second floor offers three bedrooms, including a spacious primary suite with fireplace and high ceilings, filled with natural light from the hall skylight. Washer and dryer conveniently located on the second floor. Most furnishings included.

Key facts

• $855 HOA
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (12.2% below list).
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $202k (12.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 97 active listings in the ZIP; 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 $7k 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

• It's been on market 181 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $175k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $202,036 (12.2% 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 181 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 6.7

CMA / ARV

• ARV (median comp): $278,525
• List price: $230,000
• Delta: -17.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 Rondaxe Ln	0.10mi	3/2.5	1,488 (+3%)	3mo	$335,000	$225	87
846 Crest Pines Ln	0.03mi	3/2.5	1,440 (0%)	14mo	$230,000	$160	87
1055 Crestwoods Dr	0.12mi	3/2.5	1,440 (0%)	10mo	$270,000	$188	86
833 Crest Pines Ln	0.07mi	3/2.5	1,440 (0%)	16mo	$340,000	$236	84
823 Crest Pines Ln Ln	0.08mi	3/2.5	1,488 (+3%)	10mo	$299,000	$201	82
423 Woods Lake Ln	0.03mi	3/2.5	1,488 (+3%)	16mo	$200,000	$134	80
1532 Assembly Lodge Ln	0.20mi	2/2.5 (-1)	1,468 (+2%)	10mo	$285,000	$194	74
1061 Crestwoods Dr	0.12mi	2/2.5 (-1)	1,631 (+13%)	4mo	$300,000	$184	64
325 Chickagami Ln	0.15mi	3/2.5	1,564 (+9%)	22mo	$240,000	$153	60

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-46,798
• Equity at exit: $34,294

10-year hold

• IRR: -13.6%
• Equity multiple: 0.20×
• Total profit: $-51,482
• Equity at exit: $19,886

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 18350

• Home prices YoY: -1.4%
• Active inventory: 97
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,864 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$264 /mo · $3,167/yr
• Insurance: −$96
• HOA: −$855
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-158

Break-even live

Break-even rent $3,064

Max offer price $202,036

Occupancy floor —

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: $855 · $10,260/yr
• Likely covers: poolgym

Listing history 19 events

1. 2026-06-18
   days on market $230,000 Active 181 DOM
2. 2026-06-17
   days on market $230,000 Active 180 DOM
3. 2026-06-16
   days on market $230,000 Active 179 DOM
4. 2026-06-15
   days on market $230,000 Active 178 DOM
5. 2026-06-14
   days on market $230,000 Active 176 DOM
6. 2026-06-13
   days on market $230,000 Active 175 DOM
7. 2026-06-10
   days on market $230,000 Active 173 DOM
8. 2026-06-08
   days on market $230,000 Active 171 DOM
9. 2026-06-07
   days on market $230,000 Active 170 DOM
10. 2026-06-02
    days on market $230,000 Active 165 DOM
11. 2026-06-01
    days on market $230,000 Active 164 DOM
12. 2026-05-31
    days on market $230,000 Active 163 DOM
13. 2026-05-30
    days on market $230,000 Active 162 DOM
14. 2025-12-19
    listed $249,000 Active 661-char remark

    Show marketing remark (661 chars)

    Gracious Living at Its Best! Comfortable Beechwood-style 3-bedroom, 2 full and 1 half bath townhouse located in the beautiful Pinecrest Lake Golf & Country Club. Enjoy year-round amenities including a large lake, outdoor pool, tennis, golf, fitness center, and more. This home features a spacious eat-in kitchen and an open living/dining area highlighted by a gorgeous stone fireplace and cozy corner wet bar. The second floor offers three bedrooms, including a spacious primary suite with fireplace and high ceilings, filled with natural light from the hall skylight. Washer and dryer conveniently located on the second floor. Most furnishings included.

15. 2021-03-17
    soldstatus $175,000
16. 2021-03-12
    soldstatus $175,000 775-char remark

    Show marketing remark (775 chars)

    ''Property is Under Contract and considering back-up offers only at this time. '' Gracious Living at it's BEST! Comfortable beechwood style 3 bedroom, 2 full baths and 1 half bath townhouse situated in beautiful Pinecrest Lake Golf & Country Club offering amenities to enjoy year round. Pinecrest offers a large lake, gorgeous outdoor pool, tennis, golf, fitness and more. Home offers very spacious kitchen with eat-in-dining, living & dining room combo with gorgeous stone fireplace and cozy corner wet-bar. The second floor boasts 3 bedrooms including a spacious Master Suite with fireplace and high ceilings filtering in natural light from hall skylight. For wonderful convenience, washer and dryer are located on the 2nd floor. . Most furnishings are included

17. 2020-12-28
    listed $175,000 775-char remark

    Show marketing remark (775 chars)

    ''Property is Under Contract and considering back-up offers only at this time. '' Gracious Living at it's BEST! Comfortable beechwood style 3 bedroom, 2 full baths and 1 half bath townhouse situated in beautiful Pinecrest Lake Golf & Country Club offering amenities to enjoy year round. Pinecrest offers a large lake, gorgeous outdoor pool, tennis, golf, fitness and more. Home offers very spacious kitchen with eat-in-dining, living & dining room combo with gorgeous stone fireplace and cozy corner wet-bar. The second floor boasts 3 bedrooms including a spacious Master Suite with fireplace and high ceilings filtering in natural light from hall skylight. For wonderful convenience, washer and dryer are located on the 2nd floor. . Most furnishings are included

18. 2008-09-02
    soldstatus $142,500
19. 2002-03-25
    soldstatus $90,000

ⓘ 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: $3,167 · $264/mo
• Projected year-2 tax: $3,400 · $283/mo
• Expected delta: +$234/yr (+$19/mo · 7.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $34,368
• − Mortgage interest: −$12,884
• − Property taxes: −$3,167
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$10,260
• − Depreciation: −$6,691
• Taxable loss: −$5,282
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $-632/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 — Tobyhanna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Pocono Pines, PA
• Population (ZIP): 595

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: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 12% Two or more races 5%
• Common ancestry: Romanian 6% Slovak 6% Russian 3%
• Foreign-born: 15% · South Korea
• Languages at home: 82% English-only · Korean 12% Other Indo-European 6%

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: ▼ -3.00%
• Current HPI: 215.5562
• 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

+176.7% since first listed

6 events — show timeline

• 2025-12-19 Listed $249,000 PMAR
• 2021-03-17 Sold (Public Records) $175,000 Public Records
• 2021-03-12 Sold (MLS) $175,000 PMAR
• 2020-12-28 Listed $175,000 PMAR
• 2008-09-02 Sold (Public Records) $142,500 Public Records
• 2002-03-25 Sold (Public Records) $90,000 Public Records

Property tax history

-5.6%/yr

Latest (2026): $3,167 · +3.3% YoY. Source: county tax records.