13 Teddyuscung Trl · Penn Forest, PA 18210

$265,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 8 Days on market

Built 1989 0.45 ac lot Est $321k · 18% under $56/mo HOA · 3% 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 +12.3/30.0
• DSCR +3.6/10.0
• Appreciation +3.6/10.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home won't last long and is priced to sell in Towamensing Trails! The first floor features an open-concept layout with two bedrooms, a full bathroom, a spacious living room with vaulted ceilings, a gas fireplace, and an abundance of windows that fill the home with natural light. The kitchen offers plenty of cabinet space and a comfortable dining area for everyday meals and entertaining. The second floor boasts a private primary bedroom suite with a full bathroom and an open loft overlooking the living area below. Situated on a beautiful, flat, partially wooded 0.51-acre lot, this property offers both privacy and outdoor enjoyment. Towamensing Trails is a short-term rental friendly comm

Key facts

• 190-acre lake
• Community amenities
• Gas fireplace

Tags

• OPEN-CONCEPT LAYOUT
• GAS FIREPLACE
• PRIVATE PRIMARY BEDROOM SUITE
• FLAT PARTIALLY WOODED LOT
• COMMUNITY AMENITIES
• 190-ACRE LAKE

Property features AI

Finance

• Other: Located in the Towamensing Trails subdivision; Private maintained paved road access
• HOA & community: Homeowners association (annual fee $670; approx. $55.83/month); HOA covers trash and security; Community amenities include clubhouse, picnic area, playground, tennis courts, and pool

Exterior

• Parking: 3 total parking spaces; Open parking (3 spaces); Paved driveway
• Security: Community security (HOA amenity)
• Utilities: Well water; Mound septic system; Electric service with circuit breakers
• Home design: Single-family house; Residential property; No common walls
• Construction: Asphalt shingle roof
• Exterior features: Deck; Rain gutters; Shed(s); Back yard and front yard, cleared

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Unfurnished
• Flooring: Carpet; Ceramic tile; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fans for cooling
• Interior features: Vaulted ceilings; Open floorplan; Ceiling fans; Living room fireplace with propane and stone surround; Crawl space basement with sump pump
• Laundry & utility: Washer; Dryer; Laundry closet on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-49 ($-592/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (18.4% below list).
• Recommended offer: $216k (18.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn-Kidder Campus (math 18% / reading 45%, grade F, #1,112 of 1,518 statewide, top 73%, 571 students, 62% FRL); Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 456 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $216,138 (18.4% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $321,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Keats Ln	0.34mi	3/2.0	1,376 (+2%)	11mo	$350,000	$254	71
96 Spencer Ln	0.21mi	3/2.0	1,470 (+9%)	10mo	$329,000	$224	66
147 Eliot Ln	0.50mi	3/2.0	1,317 (-2%)	9mo	$315,000	$239	66
944 Old Stage Rd	0.14mi	3/2.0	1,520 (+13%)	7mo	$290,000	$191	66
127 Eliot Ln	0.51mi	2/1.5 (-1)	1,372 (+2%)	3mo	$210,000	$153	63
71 Pope Ln	0.39mi	2/3.0 (-1)	1,365 (+2%)	10mo	$329,000	$241	62
65 Byron Ln	0.60mi	4/2.0 (+1)	1,380 (+3%)	2mo	$345,000	$250	61
133 Kipling Ln	0.27mi	3/2.0	1,500 (+12%)	11mo	$365,000	$243	59
50 Poe Trl	0.56mi	3/1.0	1,432 (+6%)	5mo	$369,900	$258	55
139 Eliot Ln	0.50mi	3/1.0	1,248 (-7%)	10mo	$266,000	$213	53
60 Spencer Ln	0.23mi	4/3.0 (+1)	1,518 (+13%)	8mo	$290,000	$191	52
25 Byron Ln	0.59mi	3/2.0	1,519 (+13%)	8mo	$275,000	$181	44

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-44,842
• Equity at exit: $40,848

10-year hold

• IRR: -8.9%
• Equity multiple: 0.43×
• Total profit: $-42,079
• Equity at exit: $25,213

Cash invested: $74,200 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 456
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,161 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$201 /mo · $2,409/yr
• Insurance: −$110
• HOA: −$56
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $-49

Break-even live

Break-even rent $2,224

Max offer price $256,282

Occupancy floor 97%

Sensitivity live

Price	-10% $101	-5% $26	+0% $-49	+5% $-124	+10% $-199
Rent	-10% $-220	-5% $-135	+0% $-49	+5% $36	+10% $121
Rate	-1.0pp $84	-0.5pp $18	base $-49	+0.5pp $-118	+1.0pp $-188

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: gas

Listing history 7 events

1. 2026-06-22
   statusdays on market $265,000 Pending 8 DOM
2. 2026-06-18
   days on market $265,000 Active 6 DOM
3. 2026-06-17
   days on market $265,000 Active 5 DOM
4. 2026-06-16
   days on market $265,000 Active 4 DOM
5. 2026-06-15
   days on market $265,000 Active 3 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $265,000 Active 1 DOM

ⓘ 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: $2,409 · $201/mo
• Projected year-2 tax: $3,298 · $275/mo
• Expected delta: +$889/yr (+$74/mo · 36.9%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $25,937
• − Mortgage interest: −$14,844
• − Property taxes: −$2,409
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,075
• − Management: −$2,075
• − HOA: −$672
• − Depreciation: −$7,709
• Taxable loss: −$5,172
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $649/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

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

Census & demographics

• Census place: Towamensing Trails, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

1 event — show timeline

• 2026-06-12 Listed $265,000 PMAR

Property tax history

+1.7%/yr

Latest (2026): $2,409 · +5.4% YoY. Source: county tax records.