5145 Cresco Dr · Pocono Pines, PA 18347

$79,900

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 5 Days on market

Built 1974 10,454 sqft lot $146/mo HOA · 9% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this cozy 2-bedroom, 1-bath cottage located in the desirable Arrowhead Lakes Community. Owned by the same family for over 50 years, this home holds many great memories. While the property does need significant updating, it offers the perfect chance for contractors, investors, or buyers with a vision to restore and transform it into a wonderful getaway, full time residence, or investment property. Being sold strictly as-is. Great location (5 minute walk to beach/lake/playground), great community loaded with amenities (visit www. arrowheadlakepa. net), and endless possibilities. Bring your vision and make this gem shine once again! ALL OFFERS DUE BY 5/20/26 AT 12:00PM

Key facts

• 0.24 acre lot
• Community pool
• Built 1974

Tags

• 5 MINUTE WALK TO BEACH

Property features AI

Finance

• Other: Fee simple ownership; Property listed in below average condition
• HOA & community: Annual HOA fee; HOA covers trash, snow removal, security gate, road maintenance, pool(s), health club; Community amenities include beach, billiard room, club house, fitness center, game room, gated community, lake, library, party room, picnic area, outdoor pool, swimming pool, playgrounds, and water/lake privileges; Roads maintained by HOA

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Well water; On-site septic
• Home design: Detached structure; Frame construction
• Construction: Shingle roof; Crawl space foundation; Above-grade finished living area reported (source: assessor)
• Exterior features: Level lot; Porch(es), screened; Shed; Community pool

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Furnished; Two or more access exits

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 14.0% vs local median 4.0% in Pocono Pines — 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 74/100 on livability (#532 in PA, #4,925 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: health & safety D, 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: 247 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $552 of loan paydown is wiped out by about $1k 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.
• At projected returns (-1.5% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.96% ✓
• Cap rate: 13.98%
• Cash-on-cash: 27.44%
• DSCR: 2.22
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.12×
• Total profit: $25,007
• Equity at exit: $17,492

10-year hold

• IRR: 30.7%
• Equity multiple: 4.09×
• Total profit: $69,058
• Equity at exit: $16,878

Cash invested: $22,372 (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 18347

• Home prices YoY: -0.7%
• Active inventory: 247
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$125 /mo · $1,499/yr
• Insurance: −$33
• HOA: −$146
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $512

Break-even live

Break-even rent $915

Max offer price $79,900

Occupancy floor 62%

Sensitivity live

Price	-10% $557	-5% $534	+0% $512	+5% $489	+10% $466
Rent	-10% $388	-5% $450	+0% $512	+5% $573	+10% $635
Rate	-1.0pp $552	-0.5pp $532	base $512	+0.5pp $491	+1.0pp $470

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $146 · $1,752/yr

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   listed $79,900 Active

ⓘ 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: $1,499 · $125/mo
• Projected year-2 tax: $1,499 · $125/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 ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $18,756
• − Mortgage interest: −$4,476
• − Property taxes: −$1,499
• − Insurance: −$400
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − HOA: −$1,752
• − Depreciation: −$2,324
• Taxable income: $5,305
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,866/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 Pines

• Score: 74/100
• State rank: #532
• US rank: #4925

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

• City population: 595
• Population (ZIP): 3,535

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 10% Black 2% Two or more races 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 5%
• Common ancestry: Romanian 16% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -1.47%
• Current HPI: 202.3693
• 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

2 events — show timeline

• 2026-05-21 Pending — BRIGHT MLS
• 2026-05-16 Listed $79,900 BRIGHT MLS

Property tax history

+0.1%/yr

Latest (2026): $1,499 · +3.2% YoY. Source: county tax records.