107 Jester Ct · Mount Pocono, PA 18446

$189,900

3 bd · 2.5 ba · 2,202 sqft · SingleFamily

Built 2000 Est $357k · 47% under

---

Why this score? — see what drove the A- 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 +28.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +7.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fabulous Commuter Location, close to 2 bus stops! Beautiful Center Hall Colonial Featuring 3 bedrooms, 2 1/2 baths, & formal dining room! Great Kitchen w/ lots of cabinets & breakfast room! Master BR w/ Jacuzzi Tub, paved drive, 2 car garage & more! Very nice backyard with lots of room to relax & enjoy! Price is right! Located in Whispering Glen.

Key facts

• 2 garage spots
• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 10.2% vs local median 5.1% in Mount Pocono — 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 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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: 18 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (4.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $189,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $356,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Dorchester Dr	0.39mi	4/2.5 (+1)	2,200 (-0%)	4mo	$344,000	$156	74
217 Coach Rd	0.25mi	3/1.0	2,081 (-6%)	6mo	$240,000	$115	68
4161 Romeo Rd	0.32mi	4/2.0 (+1)	2,100 (-5%)	6mo	$215,000	$102	65
4186 Devon Dr	0.27mi	4/2.5 (+1)	2,514 (+14%)	3mo	$349,900	$139	57
421 Fitzgerald Pl	0.57mi	4/2.5 (+1)	2,362 (+7%)	3mo	$590,000	$250	54
141 Fergus Way	0.48mi	3/2.5	1,908 (-13%)	7mo	$320,000	$168	50
9131 Belvedere Rd #5021	0.53mi	4/2.5 (+1)	2,376 (+8%)	9mo	$415,000	$175	50
7115 Glouster Rd	0.62mi	4/2.5 (+1)	2,376 (+8%)	4mo	$385,000	$162	49
7115 Glouster Rd #3203	0.62mi	4/2.5 (+1)	2,376 (+8%)	4mo	$385,000	$162	49
9133 Belvedere Rd #5020	0.53mi	4/2.5 (+1)	2,376 (+8%)	11mo	$387,500	$163	48
330 Coach Dr	0.56mi	3/3.0	1,888 (-14%)	1mo	$385,000	$204	48
3011 Minqua Cir	0.68mi	4/2.5 (+1)	1,950 (-11%)	10mo	$310,000	$159	36

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

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.45×
• Total profit: $77,232
• Equity at exit: $100,984

10-year hold

• IRR: 23.5%
• Equity multiple: 4.81×
• Total profit: $202,445
• Equity at exit: $169,036

Cash invested: $53,172 (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 18446

• Home prices YoY: 3.0%
• Active inventory: 18
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$237 /mo · $2,848/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $623

Break-even live

Break-even rent $1,661

Max offer price $189,900

Occupancy floor 70%

Sensitivity live

Price	-10% $754	-5% $688	+0% $623	+5% $557	+10% $491
Rent	-10% $429	-5% $526	+0% $623	+5% $719	+10% $816
Rate	-1.0pp $718	-0.5pp $671	base $623	+0.5pp $573	+1.0pp $523

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Coach Rd Tobyhanna, PA	3.0	2.0	2081	$2,200	$1.06	44d	1	0.25mi
238 Dorset Rd Tobyhanna, PA	3.0	2.5	2164	$2,200	$1.02	44d	1	0.33mi
5108 Seneca Way Tobyhanna, PA	3.0	2.5	2466	$3,200	$1.30	44d	1	1.11mi
6385 Cherokee Trl Tobyhanna, PA	3.0	3.0	2028	$3,500	$1.73	44d	1	1.12mi
7212 Wigwam Way Tobyhanna, PA	3.0	2.5	2800	$2,795	$1.00	44d	1	1.35mi

Listing history 2 events

1. 2009-08-26
   historical
2. 2008-10-20
   listed $189,900

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

Taxation est. · year 1

• Rental income: $29,393
• − Mortgage interest: −$10,637
• − Property taxes: −$2,848
• − Insurance: −$950
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$5,524
• Taxable income: $4,730
• Est. tax owed @ 24.0%: −$1,135
• After-tax cash flow: $6,337/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,208

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 15% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · 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: ▲ 4.42%
• Current HPI: 153.1295
• 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

• 2009-08-26 Delisted — LCAR
• 2008-10-20 Listed $189,900 LCAR