1006 Burger Hollow Rd · Effort, PA 18058

$324,900

4 bd · 2.5 ba · 1,172 sqft · SingleFamily public records · 7 Days on market

Built 2002 2.54 ac lot $277/sqft · 32% above area Est $376k · 14% 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 +13.6/15.0
• Appreciation +8.1/10.0
• Cash flow +6.1/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0

Listing remarks MLS

* * * MULTIPLE OFFERS RECEIVED. ASKING FOR HIGHEST AND BEST OFFERS BY MONDAY 5/11 AT 5PM WITH A RESPONSE ON TUESDAY * * * Set on 2.54 private acres in the desirable Pleasant Valley School District, this well-maintained bi-level home (built in 2002) offers 4 bedrooms, 2.5 baths, and 1,796 finished square feet designed for comfortable living and modern convenience. A private paved driveway leads to an extended 2-car attached garage with workbench, while the home's vinyl and brick exterior is complemented by mature landscaping and a large yard with storage shed. The interior showcases hardwood floors, primary suite, and natural light adding to the inviting layout. A gas insert fireplace with a tile surround and wood mantle adds warmth and character to the home, while the kitchen includes a functional peninsula ideal for entertaining and everyday use. Sliding doors open to a rear deck and concrete patio--both perfect for outdoor enjoyment in a peaceful setting. Major upgrades include all new Andersen windows ($27K), a new hot water heater, central A/C, radon remediation system, and an automatic wired generator for added peace of mind. With NO HOA and a prime location close to top Pocono attractions including skiing, lakes, water parks, dining, and the casino, this move-in ready property offers the perfect blend of privacy, space, and convenience. Call today to schedule your showing!

Key facts

• Attached garage
• Paved driveway
• Large yard

Tags

• PAVED DRIVEWAY
• ATTACHED GARAGE
• MATURE LANDSCAPING
• LARGE YARD
• STORAGE SHED
• HARDWOOD FLOORS

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with 2 spaces; Off-street parking; Garage door opener
• Utilities: Well water; Septic tank
• Home design: Below-grade finished area (basement) with daylight, finished spaces and walk-out access; Above-grade finished living area present; R-1 residential zoning
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Patio; Shed(s); Workshop; Leased propane tank

Interior

• Kitchen: Dishwasher; Electric oven; Eat-in kitchen
• Bedrooms: Total of 9 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Zoned cooling; Baseboard heating; Electric heating; Propane heating; Zoned heating
• Interior features: Skylights; Dining area; Entrance foyer; Eat-in kitchen; Family room (lower level)
• Laundry & utility: Washer hookup (lower level); Dryer hookup (lower level); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (33.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (37.0% below list).
• Recommended offer: $205k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.0% vs local median 2.7% in Effort — 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 78/100 on livability (#292 in PA, #2,576 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Pleasant Valley El Sch (math 39% / reading 51%, grade D-, #809 of 1,518 statewide, top 54%, 899 students, 50% FRL); Pleasant Valley Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 950 students, 50% FRL); Pleasant Valley Hs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,343 students, 39% FRL).
• Market conditions: 91 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $20k appreciation (6.2% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $251k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $204,563 (37.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.63% ✗
• Cap rate: 4.03%
• Cash-on-cash: -8.07%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $376,305
• List price: $324,900
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3546 High Hill Rd	0.45mi	3/2.0 (-1)	1,232 (+5%)	8mo	$322,400	$262	57
162 Laurel Ln	0.69mi	3/2.0 (-1)	1,336 (+14%)	19mo	$362,000	$271	21

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.66×
• Total profit: $59,684
• Equity at exit: $209,394

10-year hold

• IRR: 10.8%
• Equity multiple: 3.25×
• Total profit: $204,906
• Equity at exit: $384,252

Cash invested: $90,972 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 91
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$389 /mo · $4,667/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-612

Break-even live

Break-even rent $2,820

Max offer price $216,778

Occupancy floor —

Sensitivity live

Price	-10% $-428	-5% $-520	+0% $-612	+5% $-704	+10% $-796
Rent	-10% $-774	-5% $-693	+0% $-612	+5% $-531	+10% $-450
Rate	-1.0pp $-448	-0.5pp $-529	base $-612	+0.5pp $-696	+1.0pp $-782

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   status Pending 1408-char remark

   Show marketing remark (1408 chars)

   * * * MULTIPLE OFFERS RECEIVED. ASKING FOR HIGHEST AND BEST OFFERS BY MONDAY 5/11 AT 5PM WITH A RESPONSE ON TUESDAY * * * Set on 2.54 private acres in the desirable Pleasant Valley School District, this well-maintained bi-level home (built in 2002) offers 4 bedrooms, 2.5 baths, and 1,796 finished square feet designed for comfortable living and modern convenience. A private paved driveway leads to an extended 2-car attached garage with workbench, while the home's vinyl and brick exterior is complemented by mature landscaping and a large yard with storage shed. The interior showcases hardwood floors, primary suite, and natural light adding to the inviting layout. A gas insert fireplace with a tile surround and wood mantle adds warmth and character to the home, while the kitchen includes a functional peninsula ideal for entertaining and everyday use. Sliding doors open to a rear deck and concrete patio--both perfect for outdoor enjoyment in a peaceful setting. Major upgrades include all new Andersen windows ($27K), a new hot water heater, central A/C, radon remediation system, and an automatic wired generator for added peace of mind. With NO HOA and a prime location close to top Pocono attractions including skiing, lakes, water parks, dining, and the casino, this move-in ready property offers the perfect blend of privacy, space, and convenience. Call today to schedule your showing!

2. 2026-05-12
   status Pending 1419-char remark

   Show marketing remark (1408 chars)

   * * * MULTIPLE OFFERS RECEIVED. ASKING FOR HIGHEST AND BEST OFFERS BY MONDAY 5/11 AT 5PM WITH A RESPONSE ON TUESDAY * * * Set on 2.54 private acres in the desirable Pleasant Valley School District, this well-maintained bi-level home (built in 2002) offers 4 bedrooms, 2.5 baths, and 1,796 finished square feet designed for comfortable living and modern convenience. A private paved driveway leads to an extended 2-car attached garage with workbench, while the home's vinyl and brick exterior is complemented by mature landscaping and a large yard with storage shed. The interior showcases hardwood floors, primary suite, and natural light adding to the inviting layout. A gas insert fireplace with a tile surround and wood mantle adds warmth and character to the home, while the kitchen includes a functional peninsula ideal for entertaining and everyday use. Sliding doors open to a rear deck and concrete patio--both perfect for outdoor enjoyment in a peaceful setting. Major upgrades include all new Andersen windows ($27K), a new hot water heater, central A/C, radon remediation system, and an automatic wired generator for added peace of mind. With NO HOA and a prime location close to top Pocono attractions including skiing, lakes, water parks, dining, and the casino, this move-in ready property offers the perfect blend of privacy, space, and convenience. Call today to schedule your showing!

3. 2026-05-05
   listed $324,900 Active 1408-char remark

   Show marketing remark (1408 chars)

   * * * MULTIPLE OFFERS RECEIVED. ASKING FOR HIGHEST AND BEST OFFERS BY MONDAY 5/11 AT 5PM WITH A RESPONSE ON TUESDAY * * * Set on 2.54 private acres in the desirable Pleasant Valley School District, this well-maintained bi-level home (built in 2002) offers 4 bedrooms, 2.5 baths, and 1,796 finished square feet designed for comfortable living and modern convenience. A private paved driveway leads to an extended 2-car attached garage with workbench, while the home's vinyl and brick exterior is complemented by mature landscaping and a large yard with storage shed. The interior showcases hardwood floors, primary suite, and natural light adding to the inviting layout. A gas insert fireplace with a tile surround and wood mantle adds warmth and character to the home, while the kitchen includes a functional peninsula ideal for entertaining and everyday use. Sliding doors open to a rear deck and concrete patio--both perfect for outdoor enjoyment in a peaceful setting. Major upgrades include all new Andersen windows ($27K), a new hot water heater, central A/C, radon remediation system, and an automatic wired generator for added peace of mind. With NO HOA and a prime location close to top Pocono attractions including skiing, lakes, water parks, dining, and the casino, this move-in ready property offers the perfect blend of privacy, space, and convenience. Call today to schedule your showing!

4. 2026-05-05
   listed $324,900 Active 1419-char remark

   Show marketing remark (1408 chars)

   * * * MULTIPLE OFFERS RECEIVED. ASKING FOR HIGHEST AND BEST OFFERS BY MONDAY 5/11 AT 5PM WITH A RESPONSE ON TUESDAY * * * Set on 2.54 private acres in the desirable Pleasant Valley School District, this well-maintained bi-level home (built in 2002) offers 4 bedrooms, 2.5 baths, and 1,796 finished square feet designed for comfortable living and modern convenience. A private paved driveway leads to an extended 2-car attached garage with workbench, while the home's vinyl and brick exterior is complemented by mature landscaping and a large yard with storage shed. The interior showcases hardwood floors, primary suite, and natural light adding to the inviting layout. A gas insert fireplace with a tile surround and wood mantle adds warmth and character to the home, while the kitchen includes a functional peninsula ideal for entertaining and everyday use. Sliding doors open to a rear deck and concrete patio--both perfect for outdoor enjoyment in a peaceful setting. Major upgrades include all new Andersen windows ($27K), a new hot water heater, central A/C, radon remediation system, and an automatic wired generator for added peace of mind. With NO HOA and a prime location close to top Pocono attractions including skiing, lakes, water parks, dining, and the casino, this move-in ready property offers the perfect blend of privacy, space, and convenience. Call today to schedule your showing!

5. 2007-07-30
   soldstatus $251,000
6. 2003-03-18
   soldstatus $190,000
7. 2001-08-09
   soldstatus $25,000
8. 2001-08-09
   soldstatus $25,000

ⓘ 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: $4,667 · $389/mo
• Projected year-2 tax: $4,900 · $408/mo
• Expected delta: +$233/yr (+$19/mo · 5.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,548
• − Mortgage interest: −$18,199
• − Property taxes: −$4,667
• − Insurance: −$1,624
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$9,452
• Taxable loss: −$13,323
• Est. tax savings @ 24.0%: +$3,197
• After-tax cash flow: $-4,147/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Effort

• Score: 78/100
• State rank: #292
• US rank: #2576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Effort, PA
• Population (ZIP): 9,884

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% 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: ▲ 6.25%
• Current HPI: 188.6013
• 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

+1199.6% since first listed

8 events — show timeline

• 2026-05-12 Pending — PMAR
• 2026-05-12 Pending — GLVRMLS
• 2026-05-05 Listed $324,900 GLVRMLS
• 2026-05-05 Listed $324,900 PMAR
• 2007-07-30 Sold (Public Records) $251,000 Public Records
• 2003-03-18 Sold (Public Records) $190,000 Public Records
• 2001-08-09 Sold (Public Records) $25,000 Public Records
• 2001-08-09 Sold (Public Records) $25,000 Public Records

Property tax history

+0.1%/yr

Latest (2026): $4,667 · +1.6% YoY. Source: county tax records.