108 George Dr · Mount Cobb, PA 18436

$339,900

3 bd · 1.0 ba · 1,600 sqft · SingleFamily · 16 Days on market

Built 1960 0.52 ac lot Est $389k · 13% under

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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 +13.2/15.0
• Appreciation +10.0/10.0
• Cash flow +7.1/30.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0

Listing remarks

LAKE LIVING -- Make your Zen move to Lake Front on Lake Spangenberg! This Lake Front Home, loved over the years, is ready for you! Add in the oversized 2 car garage w/ electricity + land directly across the street and you've got it all here!1 Floor living with 3 Beds and 1 Full Bath. Nice Sized Living Room that leads you out to your ''Sun Porch Zen Room'' -- Tons of Natural Light and Great Views to the Lake! Head downstairs for a catch all finished space with Bar, Living Area, Additional Kitchen and Stove Burner for an added heating source in those colder months! Forced Hot Air, Newer Roof and your very Own Access to the Lake make this a Must See -- Bring your Vision to some cosmetic u

Key facts

• Sun porch zen room
• Lake front
• Newer roof

Tags

• LAKE FRONT
• SUN PORCH ZEN ROOM
• NATURAL LIGHT
• GREAT VIEWS
• ACCESS TO THE LAKE
• NEWER ROOF

Property features AI

Finance

• Other: Other structures include garage(s)
• HOA & community: Community lake

Exterior

• Parking: Detached garage; 2-car garage; Driveway; Total of 6 parking spaces (4 open)
• Utilities: Public water; Public sewer; Electricity connected (200A or less); Propane; Sewer connected
• Home design: Single-family residence; One level; Built in 1930; Vinyl siding; Shingle roof; Block foundation; Home faces public paved city street
• Construction: Vinyl siding construction; Shingle roof; Block foundation; Year built 1930
• Exterior features: Deck; Rain gutters; Lake access / lake privileges; Waterfront property (Lake Spangenburg)

Interior

• Kitchen: Electric range; Refrigerator; Second kitchen (in other room)
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wood stove heating; Oil heating; Propane heating; Wall-mounted cooling units
• Interior features: Eat-in kitchen; Wood burning stove; Finished walk-out basement; Pull-down attic stairs
• Laundry & utility: Washer; Dryer; Main-level laundry; Utility room; Dehumidifier; Other utility equipment

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (30.5% below list).
• Recommended offer: $236k (30.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#642 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $340k implies a 655% gain — meaningful room to come down on a strong offer.

Recommended offer $236,313 (30.5% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.08%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (on-the-fly): $388,800
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
501 Lake Spangenberg Rd	0.46mi	4/1.0 (+1)	1,636 (+2%)	6mo	$250,000	$153	65
100 Victoria Cir	0.43mi	3/2.0	1,400 (-12%)	1mo	$340,000	$243	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $154,449
• Equity at exit: $306,209

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $479,044
• Equity at exit: $660,351

Cash invested: $95,172 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 337
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,782
• Tax est. 1.5%: −$425 /mo · $5,098/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-482

Break-even live

Break-even rent $2,973

Max offer price $270,139

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $339,900 Pending 16 DOM
2. 2026-06-02
   days on market $339,900 Active 13 DOM
3. 2026-06-01
   days on market $339,900 Active 12 DOM
4. 2026-05-31
   days on market $339,900 Active 11 DOM
5. 2026-05-30
   days on market $339,900 Active 10 DOM
6. 2026-05-20
   listed $339,900 Active
7. 1980-09-18
   soldstatus $45,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $28,358
• − Mortgage interest: −$19,040
• − Property taxes: −$5,098
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$9,888
• Taxable loss: −$11,905
• Est. tax savings @ 24.0%: +$2,857
• After-tax cash flow: $-2,928/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Mount Cobb

• Score: 72/100
• State rank: #642
• US rank: #6245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,225

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

+655.3% since first listed

2 events — show timeline

• 2026-05-20 Listed $339,900 GSBR as distributed by MLS GRID
• 1980-09-18 Sold (Public Records) $45,000 Public Records

Property tax history

+39.3%/yr

Latest (2026): $68,205 · +2926.5% YoY. Source: county tax records.