107 Snowshoe Dr · Pocono Ranch Lands, PA 18328

$275,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 68 Days on market

Built 1984 0.36 ac lot $273/sqft · 63% above area Est $282k · at est. $100/mo HOA · 5% 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).

• Appreciation +10.0/10.0
• ARV discount +8.6/15.0
• Cash flow +7.3/30.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2.5-bath home located in a desirable amenity-filled community with lakes access. The bright, open main level features vaulted ceilings, abundant natural light, and a stunning stone fireplace, along with an updated kitchen with stainless steel appliances and a dedicated dining area. Step outside to a spacious deck designed for entertaining, complete with a covered seating area and mounted outdoor TV--perfect for relaxing evenings or hosting guests. The finished lower level offers a large additional living space ideal for a recreation room, game room, or home gym. Enjoy all the community has to offer, including access to the lake where you can kayak, a sandy beach, swimming pool, and tennis courts. A perfect blend of comfort, space, and outdoor lifestyle--ideal for year-round living or a weekend retreat.

Key facts

• Spacious deck
• Covered seating area
• Mounted outdoor tv

Tags

• UPDATED KITCHEN
• SPACIOUS DECK
• COVERED SEATING AREA
• MOUNTED OUTDOOR TV
• FINISHED LOWER LEVEL
• LARGE ADDITIONAL LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.7% below list).
• Recommended offer: $193k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, amenities F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL).
• Zoned-school proficiency averages 76% at this address vs 54% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Delaware Valley SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 213 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $19k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $178k; list at $275k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $193,441 (29.7% 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 68 days. Have you received any prior offers? Is the seller open to a 30% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 11.8

CMA / ARV

• ARV (median comp): $281,700
• List price: $275,000
• Delta: -2.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Deer Trl	0.13mi	3/1.0	1,008 (0%)	4mo	$135,000	$134	86
104 Quail Ct	0.20mi	2/1.0 (-1)	888 (-12%)	7mo	$159,000	$179	56
107 Partridge Ct	0.36mi	2/1.0 (-1)	912 (-10%)	5mo	$159,000	$174	54
102 Sandstone Dr	0.64mi	3/2.0	1,150 (+14%)	1mo	$305,000	$265	46
134 Lakeview Dr	0.56mi	3/1.0	1,148 (+14%)	2mo	$140,000	$122	45
125 Lakeview Dr	0.55mi	3/1.0	1,121 (+11%)	13mo	$225,000	$201	41
326 Wild Acres Dr	0.58mi	4/1.5 (+1)	1,100 (+9%)	15mo	$165,000	$150	38
158 Mountain Lake Dr	0.49mi	2/1.0 (-1)	864 (-14%)	24mo	$130,000	$150	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $126,795
• Equity at exit: $247,742

10-year hold

• IRR: 18.5%
• Equity multiple: 6.08×
• Total profit: $391,522
• Equity at exit: $534,265

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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,934 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$115
• HOA: −$100
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-361

Break-even live

Break-even rent $2,392

Max offer price $211,209

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-283	+0% $-361	+5% $-439	+10% $-517
Rent	-10% $-514	-5% $-438	+0% $-361	+5% $-285	+10% $-208
Rate	-1.0pp $-223	-0.5pp $-291	base $-361	+0.5pp $-432	+1.0pp $-505

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: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-21
   days on market $275,000 Active 68 DOM
2. 2026-06-18
   days on market $275,000 Active 65 DOM
3. 2026-06-17
   days on market $275,000 Active 64 DOM
4. 2026-06-16
   days on market $275,000 Active 63 DOM
5. 2026-06-15
   days on market $275,000 Active 62 DOM
6. 2026-06-13
   days on market $275,000 Active 60 DOM
7. 2026-06-13
   days on market $275,000 Active 59 DOM
8. 2026-06-09
   days on market $275,000 Active 56 DOM
9. 2026-06-08
   days on market $275,000 Active 55 DOM
10. 2026-06-07
    pricedays on market $275,000 Active 54 DOM
11. 2026-06-04
    days on market $294,000 Active 51 DOM
12. 2026-06-03
    days on market $294,000 Active 50 DOM
13. 2026-06-02
    days on market $294,000 Active 49 DOM
14. 2026-06-01
    days on market $294,000 Active 48 DOM
15. 2026-05-31
    days on market $294,000 Active 47 DOM
16. 2026-04-14
    price $294,000 844-char remark

    Show marketing remark (844 chars)

    Beautifully updated 3-bedroom, 2.5-bath home located in a desirable amenity-filled community with lakes access. The bright, open main level features vaulted ceilings, abundant natural light, and a stunning stone fireplace, along with an updated kitchen with stainless steel appliances and a dedicated dining area. Step outside to a spacious deck designed for entertaining, complete with a covered seating area and mounted outdoor TV--perfect for relaxing evenings or hosting guests. The finished lower level offers a large additional living space ideal for a recreation room, game room, or home gym. Enjoy all the community has to offer, including access to the lake where you can kayak, a sandy beach, swimming pool, and tennis courts. A perfect blend of comfort, space, and outdoor lifestyle--ideal for year-round living or a weekend retreat.

17. 2026-04-14
    listed $279,000 Active 844-char remark

    Show marketing remark (844 chars)

    Beautifully updated 3-bedroom, 2.5-bath home located in a desirable amenity-filled community with lakes access. The bright, open main level features vaulted ceilings, abundant natural light, and a stunning stone fireplace, along with an updated kitchen with stainless steel appliances and a dedicated dining area. Step outside to a spacious deck designed for entertaining, complete with a covered seating area and mounted outdoor TV--perfect for relaxing evenings or hosting guests. The finished lower level offers a large additional living space ideal for a recreation room, game room, or home gym. Enjoy all the community has to offer, including access to the lake where you can kayak, a sandy beach, swimming pool, and tennis courts. A perfect blend of comfort, space, and outdoor lifestyle--ideal for year-round living or a weekend retreat.

18. 2026-04-14
    listed $294,000 Active 844-char remark

    Show marketing remark (844 chars)

    Beautifully updated 3-bedroom, 2.5-bath home located in a desirable amenity-filled community with lakes access. The bright, open main level features vaulted ceilings, abundant natural light, and a stunning stone fireplace, along with an updated kitchen with stainless steel appliances and a dedicated dining area. Step outside to a spacious deck designed for entertaining, complete with a covered seating area and mounted outdoor TV--perfect for relaxing evenings or hosting guests. The finished lower level offers a large additional living space ideal for a recreation room, game room, or home gym. Enjoy all the community has to offer, including access to the lake where you can kayak, a sandy beach, swimming pool, and tennis courts. A perfect blend of comfort, space, and outdoor lifestyle--ideal for year-round living or a weekend retreat.

19. 2021-01-11
    soldstatus $177,900
20. 2020-10-29
    soldstatus $177,900
21. 2020-10-29
    soldstatus
22. 2020-09-04
    listed $177,900
23. 2020-09-04
    listed $177,900

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$777/yr (+$65/mo · 27.8%)

ⓘ 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 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: $23,213
• − Mortgage interest: −$15,404
• − Property taxes: −$2,791
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$1,200
• − Depreciation: −$8,000
• Taxable loss: −$9,271
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-2,108/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+65.3% since first listed

8 events — show timeline

• 2026-04-14 Price Changed $294,000 PMAR
• 2026-04-14 Listed $294,000 PWMLS
• 2026-04-14 Listed $279,000 PMAR
• 2021-01-11 Sold (Public Records) $177,900 Public Records
• 2020-10-29 Sold (MLS) — PWMLS
• 2020-10-29 Sold (MLS) $177,900 PWMLS
• 2020-09-04 Listed $177,900 PWMLS
• 2020-09-04 Listed $177,900 PWMLS

Property tax history

+2.0%/yr

Latest (2026): $2,791 · +1.5% YoY. Source: county tax records.