1208 Mattioli Rd · Penn Estates, PA 18321

$275,000

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 64 Days on market

Built 1989 0.39 ac lot $176/sqft · at area comps Est $295k · 7% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +13.3/30.0
• ARV discount +10.6/15.0
• Appreciation +5.9/10.0
• 1% rule +4.1/10.0
• DSCR +4.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

Key facts

• Private lot
• Water heater
• Spacious deck

Tags

• PRIVATE LOT
• SCREENED PORCH
• SPACIOUS DECK
• FULL BASEMENT
• UPDATED FURNACE
• WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1 ($11/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 $250k (9.1% below list).
• Recommended offer: $250k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.8% in Penn Estates — 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 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities 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: 30 active listings in the ZIP; 1 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 $7k of equity ($2k loan paydown + $5k appreciation (1.7% 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 (1.7% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.
• Current owner paid $94k; list at $275k implies a 194% gain — meaningful room to come down on a strong offer.

Recommended offer $250,000 (9.1% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.01%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $295,455
• List price: $275,000
• Delta: -6.92%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

1.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.7%
• Equity multiple: 1.19×
• Total profit: $14,960
• Equity at exit: $104,172

10-year hold

• IRR: 7.6%
• Equity multiple: 2.00×
• Total profit: $77,356
• Equity at exit: $146,777

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 18321

• Home prices YoY: 1.1%
• Active inventory: 30
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$396 /mo · $4,756/yr
• Insurance: −$115
• HOA: −$21
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1

Break-even live

Break-even rent $2,499

Max offer price $275,000

Occupancy floor 95%

Sensitivity live

Price	-10% $157	-5% $79	+0% $1	+5% $-77	+10% $-155
Rent	-10% $-197	-5% $-98	+0% $1	+5% $100	+10% $198
Rate	-1.0pp $139	-0.5pp $71	base $1	+0.5pp $-70	+1.0pp $-143

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
664 Cranberry Rd Unit 1 East Stroudsburg, PA	4.0	2.0	1792	$2,500	$1.40	44d	1	1.15mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-08
   status $275,000 Pending 64 DOM
2. 2026-06-07
   days on market $275,000 Active 64 DOM
3. 2026-06-02
   days on market $275,000 Active 59 DOM
4. 2026-06-01
   days on market $275,000 Active 58 DOM
5. 2026-05-31
   days on market $275,000 Active 57 DOM
6. 2026-05-30
   days on market $275,000 Active 56 DOM
7. 2026-04-22
   status Active 761-char remark

   Show marketing remark (761 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

8. 2026-04-22
   status Active 761-char remark

   Show marketing remark (761 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

9. 2026-04-22
   price $275,000 761-char remark

   Show marketing remark (761 chars)

   Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

10. 2026-04-22
    price $275,000 761-char remark

    Show marketing remark (761 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

11. 2026-04-14
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

12. 2026-04-14
    status Pending 761-char remark

    Show marketing remark (761 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

13. 2026-03-26
    listed $285,000 Active 761-char remark

    Show marketing remark (761 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

14. 2026-03-26
    listed $285,000 Active 761-char remark

    Show marketing remark (761 chars)

    Welcome to this charming 4-bedroom, 2-bathroom home nestled on an oversized, private lot in a quiet Bartonsville community. With easy access to Rte 80, shopping & schools, this gem puts you right where you want to be. The thoughtful layout includes 2 first-floor bedrooms & full bath alongside an oversized eat-in kitchen with hardwood cabinets & ample counter space. Upstairs find 2 additional bedrooms & second full bath. Step outside to your screened porch with a spacious deck to enjoy your secluded backyard. Head downstairs to the full basement featuring an updated furnace & water heater. Bring your personal touch and cosmetic updates to transform this house into your perfect family home or a savvy investment opportunity.

15. 2026-03-02
    historical
16. 2026-01-02
    price $297,000
17. 2026-01-02
    price $297,000
18. 2025-11-20
    listed $298,000 Active
19. 2025-11-20
    listed $298,000 Active
20. 1993-08-17
    soldstatus $93,500

ⓘ 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: $4,756 · $396/mo
• Projected year-2 tax: $4,756 · $396/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $30,000
• − Mortgage interest: −$15,404
• − Property taxes: −$4,756
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$252
• − Depreciation: −$8,000
• Taxable loss: −$4,587
• Est. tax savings @ 24.0%: +$1,101
• After-tax cash flow: $1,112/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,746

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Asian 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Iranian 5% Lithuanian 4% Romanian 4%
• Foreign-born: 17% · China, Canada, Vietnam
• Languages at home: 84% English-only · Chinese 8% Russian/Polish/Slavic 2% Vietnamese 2%

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: ▲ 1.71%
• Current HPI: 162.4904
• 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

+194.1% since first listed

14 events — show timeline

• 2026-04-22 Relisted — PMAR
• 2026-04-22 Relisted — GLVRMLS
• 2026-04-22 Price Changed $275,000 PMAR
• 2026-04-22 Price Changed $275,000 GLVRMLS
• 2026-04-14 Pending — PMAR
• 2026-04-14 Pending — GLVRMLS
• 2026-03-26 Listed $285,000 GLVRMLS
• 2026-03-26 Listed $285,000 PMAR
• 2026-03-02 Listing Removed — GLVRMLS
• 2026-01-02 Price Changed $297,000 PMAR
• 2026-01-02 Price Changed $297,000 GLVRMLS
• 2025-11-20 Listed $298,000 PMAR
• 2025-11-20 Listed $298,000 GLVRMLS
• 1993-08-17 Sold (Public Records) $93,500 Public Records

Property tax history

+0.9%/yr

Latest (2026): $4,756 · +2.1% YoY. Source: county tax records.