1686 Moonbeam Ter · Pocono Springs, PA 18466

$299,000

3 bd · 1.5 ba · 1,512 sqft · SingleFamily public records · 31 Days on market

Built 1978 0.25 ac lot Est $253k · 18% over $143/mo HOA · 7% of rent

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Why this score? — see what drove the F 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 +8.7/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor Opportunity with Exceptional Potential in a STR-Friendly Community.

Key facts

• Wooded backdrop
• Community amenities
• Spacious deck

Tags

• SHORT TERM RENTAL FRIENDLY
• PRIVATE FEELING SETTING
• WOODED BACKDROP
• COMMUNITY AMENITIES
• MOVE IN READY
• SPACIOUS DECK

Property features AI

Finance

• Other: Subdivision: A Pocono Country Place
• HOA & community: Homeowners association present; Annual association fee; Community amenities include gated access, clubhouse, pool, and security

Exterior

• Parking: Off-street open parking for 4 vehicles
• Security: Community security (HOA-provided)
• Utilities: Public water; Public sewer
• Home design: Single family residence; House; Residential zoning; No common walls
• Construction: Shingle roof; Construction materials: see remarks; Crawl space basement
• Exterior features: Wooded lot; Shed(s); Private maintained road

Interior

• Kitchen: Electric range; Dishwasher; Stainless steel appliances
• Bedrooms: Total rooms: 5
• Flooring: Simulated wood; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s) for cooling
• Interior features: Kitchen island; Recessed lighting; Track lighting; Fireplace in the living room (wood burning); Unfurnished
• Laundry & utility: Main level laundry; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (27.1% below list).
• Recommended offer: $218k (27.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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.
• 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 31 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 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 $143k; list at $299k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $218,030 (27.1% 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 31 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.73% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $252,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2834 Fairhaven Dr	0.31mi	3/2.0	1,416 (-6%)	3mo	$255,000	$180	70
2609 Foxledge Dr	0.34mi	3/1.5	1,572 (+4%)	12mo	$194,500	$124	68
2630 Foxledge Dr	0.39mi	3/2.0	1,620 (+7%)	9mo	$220,000	$136	61
2392 Winding Way	0.47mi	3/2.0	1,560 (+3%)	12mo	$262,500	$168	61
2880 Fairhaven Dr	0.56mi	4/2.0 (+1)	1,500 (-1%)	8mo	$230,000	$153	59
2714 Starlight Ter	0.55mi	3/2.0	1,400 (-7%)	7mo	$290,000	$207	54
2505 Waterfront Dr	0.39mi	3/2.5	1,726 (+14%)	3mo	$535,000	$310	52
1452 Waterfront Dr	0.55mi	3/2.0	1,362 (-10%)	10mo	$228,000	$167	47
2647 Highview Dr	0.65mi	3/1.5	1,700 (+12%)	2mo	$185,000	$109	47
2871 Fairhaven Dr	0.57mi	3/2.0	1,712 (+13%)	5mo	$236,000	$138	45
1066 Knollwood Dr	0.65mi	3/2.0	1,350 (-11%)	6mo	$335,000	$248	45
1147 Placid Ln	0.72mi	4/2.5 (+1)	1,728 (+14%)	4mo	$215,000	$124	30

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: 2.2%
• Equity multiple: 1.12×
• Total profit: $10,078
• Equity at exit: $123,747

10-year hold

• IRR: 6.0%
• Equity multiple: 1.85×
• Total profit: $70,957
• 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: 11.4×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$125
• HOA: −$143
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-249

Break-even live

Break-even rent $2,496

Max offer price $255,007

Occupancy floor —

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1354 Winding Way Coolbaugh Township, PA	4.0	3.0	1870	$2,100	$1.12	20d	1	0.43mi
1002 Knollwood Dr Tobyhanna, PA	4.0	1.5	2088	$2,300	$1.10	13d	1	1.04mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	20d	1	1.06mi
9593 Dawn Ln Tobyhanna, PA	4.0	2.5	1888	$2,300	$1.22	43d	1	1.18mi
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	13d	1	1.18mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.26mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 20 events

1. 2026-06-19
   days on market $299,000 Active 31 DOM
2. 2026-06-18
   days on market $299,000 Active 30 DOM
3. 2026-06-17
   days on market $299,000 Active 29 DOM
4. 2026-06-16
   days on market $299,000 Active 28 DOM
5. 2026-06-15
   days on market $299,000 Active 27 DOM
6. 2026-06-14
   days on market $299,000 Active 25 DOM
7. 2026-06-13
   days on market $299,000 Active 24 DOM
8. 2026-06-10
   days on market $299,000 Active 22 DOM
9. 2026-06-09
   days on market $299,000 Active 21 DOM
10. 2026-06-08
    days on market $299,000 Active 20 DOM
11. 2026-06-07
    days on market $299,000 Active 19 DOM
12. 2026-06-02
    days on market $299,000 Active 14 DOM
13. 2026-06-01
    days on market $299,000 Active 13 DOM
14. 2026-05-31
    days on market $299,000 Active 12 DOM
15. 2026-05-30
    days on market $299,000 Active 11 DOM
16. 2026-05-19
    listed $299,000 Active
17. 2026-01-30
    soldstatus $143,000 Closed 76-char remark

    Show marketing remark (76 chars)

    Investor Opportunity with Exceptional Potential in a STR-Friendly Community.

18. 2026-01-07
    status Pending 76-char remark

    Show marketing remark (76 chars)

    Investor Opportunity with Exceptional Potential in a STR-Friendly Community.

19. 2026-01-05
    soldstatus $80,000
20. 2025-12-31
    listed $149,999 Active 76-char remark

    Show marketing remark (76 chars)

    Investor Opportunity with Exceptional Potential in a STR-Friendly Community.

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $3,177 · $265/mo
• Expected delta: +$1,547/yr (+$129/mo · 94.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 15 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: $26,164
• − Mortgage interest: −$16,749
• − Property taxes: −$1,631
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$1,716
• − Depreciation: −$8,698
• Taxable loss: −$8,311
• Est. tax savings @ 24.0%: +$1,995
• After-tax cash flow: $-994/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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

Category grades

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

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

+99.3% since first listed

5 events — show timeline

• 2026-05-19 Listed $299,000 PMAR
• 2026-01-30 Sold (MLS) $143,000 PMAR
• 2026-01-07 Pending — PMAR
• 2026-01-05 Sold (Public Records) $80,000 Public Records
• 2025-12-31 Listed $149,999 PMAR

Property tax history

-6.7%/yr

Latest (2026): $1,631 · +3.2% YoY. Source: county tax records.