17 Hilltop Cir · Saw Creek, PA 18302

$210,000

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 94 Days on market

Built 1973 0.27 ac lot $203/sqft · 7% below area Est $227k · 7% under $8/mo HOA

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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 +21.9/30.0
• ARV discount +10.8/15.0
• DSCR +7.0/10.0
• 1% rule +5.5/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

Key facts

• Close to major roads
• Close to shopping
• 0.27 acre lot

Tags

• IN UNIT WASHER AND DRYER
• QUIET RESIDENTIAL STREET
• CLOSE TO MAJOR ROADS
• CLOSE TO SHOPPING
• CLOSE TO LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 271 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (median comp): $226,653
• List price: $210,000
• Delta: -7.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
251 Scenic Dr	0.10mi	3/2.0 (+1)	1,080 (+5%)	3mo	$400,000	$370	76
235 Scenic Dr	0.06mi	3/2.0 (+1)	1,100 (+7%)	9mo	$220,000	$200	70
15 Hilltop Cir	0.01mi	3/2.0 (+1)	1,144 (+11%)	4mo	$214,900	$188	69
8124 Gallahad Pass	0.19mi	3/1.0 (+1)	1,152 (+12%)	3mo	$229,000	$199	64
755 Clubhouse Dr	0.28mi	3/1.0 (+1)	972 (-6%)	17mo	$225,000	$231	58
1060 Lenape Rd	0.42mi	3/2.0 (+1)	1,086 (+5%)	8mo	$189,000	$174	56
694 Clubhouse Dr	0.11mi	3/1.5 (+1)	1,136 (+10%)	18mo	$200,000	$176	56
108 Abbey Ln	0.67mi	2/2.0	1,104 (+7%)	10mo	$220,000	$199	45
543 Clubhouse Dr	0.55mi	3/1.5 (+1)	896 (-13%)	4mo	$277,777	$310	42
6417 Chucks Rd	0.73mi	3/2.0 (+1)	1,056 (+2%)	13mo	$225,000	$213	42
4126 Overlook Ct	0.37mi	3/2.0 (+1)	1,149 (+11%)	18mo	$240,000	$209	40
115 Lookout Ct	0.75mi	3/2.0 (+1)	1,152 (+12%)	11mo	$240,000	$208	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-13,087
• Equity at exit: $31,312

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $15,590
• Equity at exit: $18,157

Cash invested: $58,800 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$213 /mo · $2,551/yr
• Insurance: −$88
• HOA: −$8
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $329

Break-even live

Break-even rent $1,784

Max offer price $210,000

Occupancy floor 80%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
272 Stafford Dr Bushkill, PA	3.0	2.0	1218	$2,200	$1.81	1d	1	1.22mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 23 events

1. 2026-05-12
   historical $1,900
2. 2026-05-11
   status Pending 488-char remark

   Show marketing remark (488 chars)

   Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

3. 2026-05-01
   price $210,000 488-char remark

   Show marketing remark (488 chars)

   Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

4. 2026-04-13
   price $1,900
5. 2026-04-12
   price $219,900 488-char remark

   Show marketing remark (488 chars)

   Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

6. 2026-03-13
   price $224,900 488-char remark

   Show marketing remark (488 chars)

   Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

7. 2026-02-09
   price $1,950
8. 2026-02-06
   listed $230,000 Active 488-char remark

   Show marketing remark (488 chars)

   Charming East Stroudsburg Rental Welcome to 17 Hilltop Circle, a well-maintained 3-bedroom, 2-bath home tucked away on a quiet residential street in East Stroudsburg. This property offers a comfortable layout, plenty of natural light, and the convenience of an in-unit washer and dryer. Enjoy a peaceful setting while still being close to major roads, shopping, and local amenities. Ideal for tenants seeking a clean, private home with easy access to everything the Poconos has to offer.

9. 2025-12-15
   listed $2,100
10. 2025-06-06
    soldstatus $165,000 Closed 1059-char remark

    Show marketing remark (1059 chars)

    Simple mountain living w/ this charming 3bd Ranch, perfectly situated in an STR-FRIENDLY community offering a variety of amenities. Located just mins from a commuter bus depot, parks, shopping, & schools, this home combines modern updates w/ rustic charm for the ideal retreat or rental opportunity. The open floor plan where exposed wood beams & a cozy wood-burning stove create a warm/inviting Living Room. The space flows into the Eat-in Kitchen and the HEATED SUNROOM which provides a versatile space for relaxation or hobbies. 2bds including a Primary w/ a private half bath, as well as a bonus room that could be transformed into a home office or a 3rd bedroom. Step outside to a LARGE front deck, the perfect spot to soak in the SERENE MOUNTAIN VIEWS & enjoy peaceful mornings or evenings. Whether you're looking for a starter home, vacation retreat, or an investment, this property offers endless possibilities in a picturesque location. Don't miss your chance to experience the perfect blend of modern comfort & mountain charm!

11. 2025-05-06
    status Pending 1059-char remark

    Show marketing remark (1059 chars)

    Simple mountain living w/ this charming 3bd Ranch, perfectly situated in an STR-FRIENDLY community offering a variety of amenities. Located just mins from a commuter bus depot, parks, shopping, & schools, this home combines modern updates w/ rustic charm for the ideal retreat or rental opportunity. The open floor plan where exposed wood beams & a cozy wood-burning stove create a warm/inviting Living Room. The space flows into the Eat-in Kitchen and the HEATED SUNROOM which provides a versatile space for relaxation or hobbies. 2bds including a Primary w/ a private half bath, as well as a bonus room that could be transformed into a home office or a 3rd bedroom. Step outside to a LARGE front deck, the perfect spot to soak in the SERENE MOUNTAIN VIEWS & enjoy peaceful mornings or evenings. Whether you're looking for a starter home, vacation retreat, or an investment, this property offers endless possibilities in a picturesque location. Don't miss your chance to experience the perfect blend of modern comfort & mountain charm!

12. 2025-04-06
    price $179,500 1059-char remark

    Show marketing remark (1059 chars)

    Simple mountain living w/ this charming 3bd Ranch, perfectly situated in an STR-FRIENDLY community offering a variety of amenities. Located just mins from a commuter bus depot, parks, shopping, & schools, this home combines modern updates w/ rustic charm for the ideal retreat or rental opportunity. The open floor plan where exposed wood beams & a cozy wood-burning stove create a warm/inviting Living Room. The space flows into the Eat-in Kitchen and the HEATED SUNROOM which provides a versatile space for relaxation or hobbies. 2bds including a Primary w/ a private half bath, as well as a bonus room that could be transformed into a home office or a 3rd bedroom. Step outside to a LARGE front deck, the perfect spot to soak in the SERENE MOUNTAIN VIEWS & enjoy peaceful mornings or evenings. Whether you're looking for a starter home, vacation retreat, or an investment, this property offers endless possibilities in a picturesque location. Don't miss your chance to experience the perfect blend of modern comfort & mountain charm!

13. 2025-02-12
    price $189,900 1059-char remark

    Show marketing remark (1059 chars)

    Simple mountain living w/ this charming 3bd Ranch, perfectly situated in an STR-FRIENDLY community offering a variety of amenities. Located just mins from a commuter bus depot, parks, shopping, & schools, this home combines modern updates w/ rustic charm for the ideal retreat or rental opportunity. The open floor plan where exposed wood beams & a cozy wood-burning stove create a warm/inviting Living Room. The space flows into the Eat-in Kitchen and the HEATED SUNROOM which provides a versatile space for relaxation or hobbies. 2bds including a Primary w/ a private half bath, as well as a bonus room that could be transformed into a home office or a 3rd bedroom. Step outside to a LARGE front deck, the perfect spot to soak in the SERENE MOUNTAIN VIEWS & enjoy peaceful mornings or evenings. Whether you're looking for a starter home, vacation retreat, or an investment, this property offers endless possibilities in a picturesque location. Don't miss your chance to experience the perfect blend of modern comfort & mountain charm!

14. 2025-01-06
    listed $194,900 Active 1059-char remark

    Show marketing remark (1059 chars)

    Simple mountain living w/ this charming 3bd Ranch, perfectly situated in an STR-FRIENDLY community offering a variety of amenities. Located just mins from a commuter bus depot, parks, shopping, & schools, this home combines modern updates w/ rustic charm for the ideal retreat or rental opportunity. The open floor plan where exposed wood beams & a cozy wood-burning stove create a warm/inviting Living Room. The space flows into the Eat-in Kitchen and the HEATED SUNROOM which provides a versatile space for relaxation or hobbies. 2bds including a Primary w/ a private half bath, as well as a bonus room that could be transformed into a home office or a 3rd bedroom. Step outside to a LARGE front deck, the perfect spot to soak in the SERENE MOUNTAIN VIEWS & enjoy peaceful mornings or evenings. Whether you're looking for a starter home, vacation retreat, or an investment, this property offers endless possibilities in a picturesque location. Don't miss your chance to experience the perfect blend of modern comfort & mountain charm!

15. 2021-03-05
    soldstatus $83,000
16. 2021-03-03
    soldstatus $83,000
17. 2020-09-22
    listed $89,000
18. 2019-09-09
    listed $79,000
19. 2018-02-28
    soldstatus $20,000
20. 2017-11-09
    listed $21,000
21. 2017-11-09
    listed $26,000
22. 2003-04-17
    soldstatus $65,000
23. 1999-10-27
    soldstatus $63,000

ⓘ 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: $2,551 · $213/mo
• Projected year-2 tax: $2,934 · $245/mo
• Expected delta: +$384/yr (+$32/mo · 15.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 14 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: $26,400
• − Mortgage interest: −$11,763
• − Property taxes: −$2,551
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − HOA: −$96
• − Depreciation: −$6,109
• Taxable income: $607
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $3,799/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -41.00%
• Current HPI: 157.9833
• 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

-97.0% since first listed

23 events — show timeline

• 2026-05-12 Rental Removed $1,900 PMAR
• 2026-05-11 Pending — PMAR
• 2026-05-01 Price Changed $210,000 PMAR
• 2026-04-13 Price Changed $1,900 PMAR
• 2026-04-12 Price Changed $219,900 PMAR
• 2026-03-13 Price Changed $224,900 PMAR
• 2026-02-09 Price Changed $1,950 PMAR
• 2026-02-06 Listed $230,000 PMAR
• 2025-12-15 Listed for Rent $2,100 PMAR
• 2025-06-06 Sold (MLS) $165,000 PMAR
• 2025-05-06 Pending — PMAR
• 2025-04-06 Price Changed $179,500 PMAR
• 2025-02-12 Price Changed $189,900 PMAR
• 2025-01-06 Listed $194,900 PMAR
• 2021-03-05 Sold (Public Records) $83,000 Public Records
• 2021-03-03 Sold (MLS) $83,000 PMAR
• 2020-09-22 Listed $89,000 PMAR
• 2019-09-09 Listed $79,000 PMAR
• 2018-02-28 Sold (MLS) $20,000 PMAR
• 2017-11-09 Listed $26,000 PMAR
• 2017-11-09 Listed $21,000 PMAR
• 2003-04-17 Sold (Public Records) $65,000 Public Records
• 1999-10-27 Sold (Public Records) $63,000 Public Records

Property tax history

-1.3%/yr

Latest (2026): $2,551 · +1.6% YoY. Source: county tax records.