397 Towamensing Trl · Penn Forest, PA 18210

$239,900

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 32 Days on market

Built 1988 0.34 ac lot $178/sqft · 27% below area Est $327k · 27% under $33/mo HOA · 2% of rent

---

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 +12.8/30.0
• 1% rule +4.0/10.0
• DSCR +3.8/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 397 Towamensing Trail, located in the desirable Towamensing Trails community in Albrightsville, PA. This 3-bedroom, 2-full-bath home offers a peaceful mountain setting surrounded by nature, while still providing convenient access to major routes, shopping, dining, and outdoor recreation. The interior features an open, airy living space highlighted by a wood-burning stove in the living room, creating a warm and inviting atmosphere—perfect for relaxing after a day of enjoying the Poconos. The layout is ideal for both everyday living and entertaining. Towamensing Trails is a private, amenity-filled community featuring lakes, beaches, clubhouse, pool, playgrounds, tennis cour

Key facts

• Wood-burning stove
• 0.34 acre lot
• Built 1988

Tags

• TOWAMENSING TRAILS COMMUNITY
• WOOD-BURNING STOVE
• CLOSE PROXIMITY TO I-80

Property features AI

Finance

• HOA & community: Annual association fee of $396

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Well water; Septic tank
• Home design: Single-story building (listed as 1 story total); Above-grade finished area 1,344
• Construction: T1-11 siding; Asphalt/fiberglass roof
• Exterior features: Residential lot; Lot approximately 0.338 acres

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Eat-in layout
• Bedrooms: Bedroom on first floor (12 x 12); Bedroom on second floor (12 x 12); Den on second floor (30 x 8)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-23 ($-272/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.4% below list).
• Recommended offer: $215k (10.4% 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.
• Market conditions: 453 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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

• It's been on market 32 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 10330% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $185k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,000 (10.4% 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. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (median comp): $327,105
• List price: $239,900
• Delta: -26.66%
• 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
479 Towamensing Trl	0.31mi	3/2.0	1,365 (+2%)	7mo	$200,000	$147	77
27 Hillyer Ln	0.15mi	3/2.0	1,248 (-7%)	7mo	$365,000	$292	75
127 Eliot Ln	0.42mi	2/1.5 (-1)	1,372 (+2%)	3mo	$210,000	$153	68
147 Eliot Ln	0.53mi	3/2.0	1,317 (-2%)	9mo	$315,000	$239	65
65 Byron Ln	0.62mi	4/2.0 (+1)	1,380 (+3%)	2mo	$345,000	$250	60
12 Tennyson Cir	0.41mi	4/2.5 (+1)	1,276 (-5%)	7mo	$225,000	$176	59
25 Byron Ln	0.41mi	3/2.0	1,519 (+13%)	8mo	$275,000	$181	52
38 Lindbergh Cir	0.66mi	3/1.5	1,414 (+5%)	8mo	$275,000	$194	52
70 Wylie Cir	0.63mi	3/2.0	1,512 (+12%)	10mo	$290,000	$192	42
65 Wylie Cir	0.59mi	3/2.0	1,145 (-15%)	8mo	$298,500	$261	42
944 Old Stage Rd	0.74mi	3/2.0	1,520 (+13%)	7mo	$290,000	$191	38
60 Spencer Ln	0.60mi	4/3.0 (+1)	1,518 (+13%)	8mo	$290,000	$191	35

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-39,110
• Equity at exit: $36,979

10-year hold

• IRR: -8.0%
• Equity multiple: 0.48×
• Total profit: $-34,657
• Equity at exit: $22,825

Cash invested: $67,172 (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: 453
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$330 /mo · $3,962/yr
• Insurance: −$100
• HOA: −$33
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-23

Break-even live

Break-even rent $2,179

Max offer price $235,896

Occupancy floor 96%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	21d	1	1.23mi
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	44d	1	1.23mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscapingpool

Listing history 36 events

1. 2026-06-18
   days on market $239,900 Active 32 DOM
2. 2026-06-17
   days on market $239,900 Active 31 DOM
3. 2026-06-16
   days on market $239,900 Active 30 DOM
4. 2026-06-15
   days on market $239,900 Active 29 DOM
5. 2026-06-14
   days on market $239,900 Active 27 DOM
6. 2026-06-10
   days on market $239,900 Active 24 DOM
7. 2026-06-09
   days on market $239,900 Active 23 DOM
8. 2026-06-08
   days on market $239,900 Active 22 DOM
9. 2026-06-07
   days on market $239,900 Active 21 DOM
10. 2026-06-03
    days on market $239,900 Active 17 DOM
11. 2026-06-02
    days on market $239,900 Active 16 DOM
12. 2026-06-01
    days on market $239,900 Active 15 DOM
13. 2026-05-31
    days on market $239,900 Active 14 DOM
14. 2026-05-31
    days on market $239,900 Active 13 DOM
15. 2026-05-17
    listed $239,900 Active 901-char remark
16. 2026-05-12
    historical
17. 2026-04-28
    price $239,900
18. 2026-04-28
    price $239,900
19. 2026-04-27
    price $244,900
20. 2026-04-27
    price $244,900
21. 2026-04-17
    price $249,900
22. 2026-04-17
    price $249,900
23. 2026-03-31
    price $254,900
24. 2026-03-31
    price $254,900
25. 2026-03-17
    listed $259,900 Active
26. 2026-03-17
    listed $259,900 Active
27. 2026-02-16
    historical
28. 2026-02-16
    historical
29. 2026-02-04
    price $259,900
30. 2026-02-04
    price $259,900
31. 2026-01-14
    price $264,900
32. 2026-01-14
    price $264,900
33. 2026-01-02
    listed $275,000 Active
34. 2025-12-29
    listed $275,000 Active
35. 2025-11-20
    soldstatus $185,000
36. 2003-11-21
    soldstatus $123,000

ⓘ 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: $3,962 · $330/mo
• Projected year-2 tax: $3,962 · $330/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 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: $25,800
• − Mortgage interest: −$13,438
• − Property taxes: −$3,962
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − HOA: −$396
• − Depreciation: −$6,979
• Taxable loss: −$4,302
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $761/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

-98.1% since first listed

23 events — show timeline

• 2026-05-22 Listed for Rent $2,300 GLVRMLS
• 2026-05-17 Listed $239,900 GLVRMLS
• 2026-05-12 Listing Removed — GLVRMLS
• 2026-04-28 Price Changed $239,900 PMAR
• 2026-04-28 Price Changed $239,900 GLVRMLS
• 2026-04-27 Price Changed $244,900 PMAR
• 2026-04-27 Price Changed $244,900 GLVRMLS
• 2026-04-17 Price Changed $249,900 PMAR
• 2026-04-17 Price Changed $249,900 GLVRMLS
• 2026-03-31 Price Changed $254,900 PMAR
• 2026-03-31 Price Changed $254,900 GLVRMLS
• 2026-03-17 Listed $259,900 PMAR
• 2026-03-17 Listed $259,900 GLVRMLS
• 2026-02-16 Delisted — PMAR
• 2026-02-16 Listing Removed — GLVRMLS
• 2026-02-04 Price Changed $259,900 PMAR
• 2026-02-04 Price Changed $259,900 GLVRMLS
• 2026-01-14 Price Changed $264,900 PMAR
• 2026-01-14 Price Changed $264,900 GLVRMLS
• 2026-01-02 Listed $275,000 GLVRMLS
• 2025-12-29 Listed $275,000 PMAR
• 2025-11-20 Sold (Public Records) $185,000 Public Records
• 2003-11-21 Sold (Public Records) $123,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $3,962 · +5.4% YoY. Source: county tax records.