3229 Hamlet Dr · Mount Pocono, PA 18466

$299,000

3 bd · 2.0 ba · 1,229 sqft · SingleFamily public records · 41 Days on market

Built 2002 0.27 ac lot $243/sqft · 22% above area Est $244k · 22% over $13/mo HOA

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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 +18.8/30.0
• Appreciation +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• 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 MLS

This beautifully maintained ranch home is truly move-in ready and designed for comfortable, modern living. Featuring an open floor plan with stylish updates throughout, the home centers around a stunning showpiece fireplace that creates a warm and inviting atmosphere. Spacious bedrooms provide plenty of room to relax, while the updated bathroom adds a fresh, contemporary feel. The kitchen is equipped with modern appliances, perfect for everyday living and entertaining alike. Enjoy the added convenience of a central vacuum system, making cleaning effortless throughout the home. Situated on a flat, usable property, there is ample space to enjoy outdoor living, whether hosting gatherings or simply unwinding. This home offers the perfect blend of style, functionality, and convenience--ready for you to move right in and make it your own.

Key facts

• Open floor plan
• Showpiece fireplace
• Modern appliances

Tags

• OPEN FLOOR PLAN
• SHOWPIECE FIREPLACE
• UPDATED BATHROOM
• MODERN APPLIANCES
• CENTRAL VACUUM SYSTEM
• FLAT USABLE PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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 $282k (5.8% below list).
• Recommended offer: $282k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 5.1% 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: 355 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k 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 $84k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, 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 41 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,526 (5.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $244,218
• List price: $299,000
• Delta: 22.43%
• 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
3262 Hamlet Dr	0.15mi	2/2.0 (-1)	1,200 (-2%)	5mo	$260,000	$217	80
6113 Horatio Rd	0.17mi	3/2.0	1,229 (0%)	16mo	$269,900	$220	78
108 Bradley Rd	0.47mi	3/2.0	1,230 (+0%)	14mo	$170,000	$138	67
2160 Titania Rd	0.29mi	3/2.0	1,280 (+4%)	18mo	$217,000	$170	65
2167 Titania Rd	0.25mi	2/2.0 (-1)	1,132 (-8%)	14mo	$196,535	$174	58
252 Coach Rd	0.39mi	2/2.0 (-1)	1,338 (+9%)	5mo	$250,000	$187	58
370 Coach Rd	0.47mi	3/2.0	1,296 (+6%)	14mo	$320,000	$247	57
424 Northampton Rd	0.56mi	3/2.5	1,176 (-4%)	16mo	$269,000	$229	51
1581 Belgravia Dr	0.50mi	3/2.0	1,380 (+12%)	8mo	$312,250	$226	49
6149 Victoria Dr	0.57mi	2/— (-1)	1,308 (+6%)	12mo	$24,000	$18	48

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: 9.8%
• Equity multiple: 1.54×
• Total profit: $45,166
• Equity at exit: $123,747

10-year hold

• IRR: 12.6%
• Equity multiple: 2.75×
• Total profit: $146,636
• Equity at exit: $182,775

Cash invested: $83,720 (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: 355
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,815 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$216 /mo · $2,595/yr
• Insurance: −$125
• HOA: −$13
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $302

Break-even live

Break-even rent $2,433

Max offer price $299,000

Occupancy floor 84%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3262 Hamlet Dr Coolbaugh Township, PA	3.0	2.0	1200	$3,000	$2.50	43d	1	0.17mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	44d	1	0.77mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 6 events

1. 2026-04-16
   listed $299,000 Active 844-char remark

   Show marketing remark (844 chars)

   This beautifully maintained ranch home is truly move-in ready and designed for comfortable, modern living. Featuring an open floor plan with stylish updates throughout, the home centers around a stunning showpiece fireplace that creates a warm and inviting atmosphere. Spacious bedrooms provide plenty of room to relax, while the updated bathroom adds a fresh, contemporary feel. The kitchen is equipped with modern appliances, perfect for everyday living and entertaining alike. Enjoy the added convenience of a central vacuum system, making cleaning effortless throughout the home. Situated on a flat, usable property, there is ample space to enjoy outdoor living, whether hosting gatherings or simply unwinding. This home offers the perfect blend of style, functionality, and convenience--ready for you to move right in and make it your own.

2. 2023-11-17
   soldstatus $280,000 Closed 1147-char remark

   Show marketing remark (1147 chars)

   The renovation on this Ranch Residence leaves nothing to be desired! The Owner remodeled the home for himself, things changed, and now you can take advantage of this ''spared no expense'' reno!!! As soon as you walk into this house, you will want to call it home. Actually, the moment you drive onto the paved driveway with parking pad, paver walkway, and rear patio, you will want to call this house. .. home! You quickly appreciate the workmanship that was put into this one, as the pride in ownership is defined in the finishes! The one level living, hosts the open floor-plan which first introduces us to the living room with electric accent stone fireplace, dining area, kitchen with center aisle and complete stainless steel appliance package. The tour continues with the laundry closet with newer washer/dryer, 2 bedrooms, main bath, and primary bedroom and bath! The home is finished with central A/C, attic storage, and central vac. We are located in a low dues community and moments from all points Pocono Mountains, and Routes 196, 380, 80, 611, 715 & 940! Come and experience 3229 Hamlet Drive in Tobyhanna, Pennsylvania today!!!

3. 2023-10-02
   listed $279,900 Active 1147-char remark

   Show marketing remark (1147 chars)

   The renovation on this Ranch Residence leaves nothing to be desired! The Owner remodeled the home for himself, things changed, and now you can take advantage of this ''spared no expense'' reno!!! As soon as you walk into this house, you will want to call it home. Actually, the moment you drive onto the paved driveway with parking pad, paver walkway, and rear patio, you will want to call this house. .. home! You quickly appreciate the workmanship that was put into this one, as the pride in ownership is defined in the finishes! The one level living, hosts the open floor-plan which first introduces us to the living room with electric accent stone fireplace, dining area, kitchen with center aisle and complete stainless steel appliance package. The tour continues with the laundry closet with newer washer/dryer, 2 bedrooms, main bath, and primary bedroom and bath! The home is finished with central A/C, attic storage, and central vac. We are located in a low dues community and moments from all points Pocono Mountains, and Routes 196, 380, 80, 611, 715 & 940! Come and experience 3229 Hamlet Drive in Tobyhanna, Pennsylvania today!!!

4. 2018-10-02
   soldstatus $105,000
5. 2018-09-28
   soldstatus $105,000
6. 2018-05-25
   listed $115,000

ⓘ 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: $2,595 · $216/mo
• Projected year-2 tax: $3,660 · $305/mo
• Expected delta: +$1,065/yr (+$89/mo · 41.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $33,783
• − Mortgage interest: −$16,749
• − Property taxes: −$2,595
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,703
• − Management: −$2,703
• − HOA: −$156
• − Depreciation: −$8,698
• Taxable loss: −$1,315
• Est. tax savings @ 24.0%: +$316
• After-tax cash flow: $3,942/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

+160.0% since first listed

6 events — show timeline

• 2026-04-16 Listed $299,000 PMAR
• 2023-11-17 Sold (MLS) $280,000 PMAR
• 2023-10-02 Listed $279,900 PMAR
• 2018-10-02 Sold (Public Records) $105,000 Public Records
• 2018-09-28 Sold (MLS) $105,000 PMAR
• 2018-05-25 Listed $115,000 PMAR

Property tax history

-1.4%/yr

Latest (2026): $2,595 · +3.2% YoY. Source: county tax records.