33 Eliot Ln · Penn Forest, PA 18210

$233,900

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1987 0.33 ac lot Est $247k · 5% under $56/mo HOA · 3% of rent

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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).

• Cash flow +14.8/30.0
• ARV discount +9.9/15.0
• DSCR +4.5/10.0
• 1% rule +3.7/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this inviting prowl front ranch nestled in an established Pocono community. This charming home features three bedrooms, two bathrooms, and a bright, three-season enclosed porch--perfect for relaxing or entertaining in any weather. The front deck spans across the front of the home. Enjoy the ease of single-level living and take advantage of the home's proximity to community amenities. The amenities include an in-ground pool, a lake with a beach for swimming and boating, a playground, and a marina area. There are tennis, pickleball, and basketball courts located in the Marina area of the community. A clubhouse with a restaurant and membership-required bar is located lakeside. A circular drive offers plenty of parking for the home. The level yard is ideal for outdoor activities. You enter the home and into the enclosed, generously sized sunroom with three walls of windows. The main living area is an open layout with a vaulted ceiling and two large sliders at the front of the home, allowing great visibility to the outdoors and natural light to flow in. The kitchen features a peninsula ideal for casual dining or serving to the dining area. Down the hall, there is a laundry and mechanical closet. A full bath with a tub/shower is located off the hall. At the left rear of the home is the primary bedroom with its own bath. The remaining two bedrooms are well-sized and receive good natural light. The home needs some minor TLC, a fresh coat of paint, and some interior trim, closet doors to get it to a finished state. The seller is in the process of replacing the flooring in the kitchen, hall, and dining room. The bedroom carpets were recently redone. Easy access from the PA Turnpike NE Extension at exit 87 makes it an easy commute to most anywhere in PA/NY/NJ.

Key facts

• Tennis courts
• Marina area
• Lake with a beach

Tags

• THREE SEASON ENCLOSED PORCH
• IN GROUND POOL
• LAKE WITH A BEACH
• PLAYGROUND
• MARINA AREA
• TENNIS COURTS

Property features AI

Finance

• Other: Ownership: Fee simple; Not in a federal flood zone; Year built: estimated
• HOA & community: HOA fee $670 annually; HOA maintains roads and community pool

Exterior

• Parking: Driveway parking (5 spaces); Off-street parking (total 5 parking spaces)
• Utilities: Well water; On-site septic; Electric heating and cooling utilities; Electric hot water; No municipal trash service
• Home design: Detached single-family home; Building not winterized
• Construction: Frame construction; Crawl space foundation; Above-grade structure
• Exterior features: Level lot; Community in-ground pool; Roads maintained by HOA; Paved road access

Interior

• Kitchen: Dishwasher; Electric oven/range; Refrigerator
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (including master bath)
• Heating & cooling: Electric baseboard heating; Ceiling fans for cooling
• Interior features: Open floor plan; Dining area; Entry-level bedroom; Stall shower; Tub shower; Master bath(s); Partially furnished; One wood-burning fireplace
• Laundry & utility: Stacked washer/dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $234k.

Deal economics

• At list price, monthly cash flow is $63 ($761/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (12.8% below list).
• Recommended offer: $204k (12.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Penn-Kidder Campus (math 18% / reading 45%, grade F, #1,112 of 1,518 statewide, top 73%, 571 students, 62% FRL); Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL) — zoned schools average 54% FRL vs 38% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 456 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y ago 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 $150k; list at $234k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $203,919 (12.8% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $246,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Van Doren Mews	0.15mi	3/2.0	1,056 (+5%)	1mo	$280,000	$265	84
102 Whitman Ln	0.27mi	3/1.0	960 (-5%)	7mo	$195,000	$203	69
223 Towamensing Trl	0.46mi	3/1.0	1,044 (+4%)	6mo	$256,000	$245	64
381 Towamensing Trl	0.34mi	4/2.0 (+1)	1,075 (+7%)	6mo	$310,000	$288	63
46 Thomas Ln	0.56mi	3/1.5	1,056 (+5%)	4mo	$255,000	$241	61
222 Keats Ln	0.61mi	3/2.0	1,056 (+5%)	7mo	$267,000	$253	57
35 Tennyson Cir	0.66mi	4/2.0 (+1)	1,075 (+7%)	7mo	$269,000	$250	47
198 Towamensing Trl	0.62mi	3/2.0	1,148 (+14%)	3mo	$275,000	$240	45
11 Spencer Ln	0.69mi	3/2.0	1,100 (+9%)	12mo	$255,000	$232	42
191 Keats Ln	0.56mi	2/1.0 (-1)	885 (-12%)	7mo	$251,000	$284	38
62 Keats Ln	0.52mi	3/2.0	1,128 (+12%)	23mo	$250,000	$222	37
92 Frost Ln	0.69mi	3/2.0	1,086 (+8%)	23mo	$220,000	$203	36

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-32,767
• Equity at exit: $36,054

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-22,436
• Equity at exit: $22,254

Cash invested: $65,492 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 456
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$1,227
• Tax from tax record: −$168 /mo · $2,010/yr
• Insurance: −$97
• HOA: −$56
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $63

Break-even live

Break-even rent $1,959

Max offer price $233,900

Occupancy floor 92%

Sensitivity live

Price	-10% $196	-5% $130	+0% $63	+5% $-3	+10% $-69
Rent	-10% $-98	-5% $-17	+0% $63	+5% $144	+10% $224
Rate	-1.0pp $181	-0.5pp $123	base $63	+0.5pp $3	+1.0pp $-59

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: $58,475
• Closing costs: $7,017
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: pool

Listing history 3 events

1. 2026-06-22
   days on market $233,900 Active 4 DOM
2. 2026-06-17
   remarks 687-char remark

   Show marketing remark (1801 chars)

   Discover this inviting prowl front ranch nestled in an established Pocono community. This charming home features three bedrooms, two bathrooms, and a bright, three-season enclosed porch—perfect for relaxing or entertaining in any weather. The front deck spans across the front of the home. Enjoy the ease of single-level living and take advantage of the home’s proximity to community amenities. The amenities include an in-ground pool, a lake with a beach for swimming and boating, a playground, and a marina area. There are tennis, pickleball, and basketball courts located in the Marina area of the community. A clubhouse with a restaurant and membership-required bar is located lakeside. A circular drive offers plenty of parking for the home. The level yard is ideal for outdoor activities. You enter the home and into the enclosed, generously sized sunroom with three walls of windows. The main living area is an open layout with a vaulted ceiling and two large sliders at the front of the home, allowing great visibility to the outdoors and natural light to flow in. The kitchen features a peninsula ideal for casual dining or serving to the dining area. Down the hall, there is a laundry and mechanical closet. A full bath with a tub/shower is located off the hall. At the left rear of the home is the primary bedroom with its own bath. The remaining two bedrooms are well-sized and receive good natural light. The home needs some minor TLC, a fresh coat of paint, and some interior trim, closet doors to get it to a finished state. The seller is in the process of replacing the flooring in the kitchen, hall, and dining room. The bedroom carpets were recently redone. Easy access from the PA Turnpike NE Extension at exit 87 makes it an easy commute to most anywhere in PA/NY/NJ.

3. 2026-06-17
   listed $233,900 Active 1 DOM

   Show marketing remark (1801 chars)

   Discover this inviting prowl front ranch nestled in an established Pocono community. This charming home features three bedrooms, two bathrooms, and a bright, three-season enclosed porch—perfect for relaxing or entertaining in any weather. The front deck spans across the front of the home. Enjoy the ease of single-level living and take advantage of the home’s proximity to community amenities. The amenities include an in-ground pool, a lake with a beach for swimming and boating, a playground, and a marina area. There are tennis, pickleball, and basketball courts located in the Marina area of the community. A clubhouse with a restaurant and membership-required bar is located lakeside. A circular drive offers plenty of parking for the home. The level yard is ideal for outdoor activities. You enter the home and into the enclosed, generously sized sunroom with three walls of windows. The main living area is an open layout with a vaulted ceiling and two large sliders at the front of the home, allowing great visibility to the outdoors and natural light to flow in. The kitchen features a peninsula ideal for casual dining or serving to the dining area. Down the hall, there is a laundry and mechanical closet. A full bath with a tub/shower is located off the hall. At the left rear of the home is the primary bedroom with its own bath. The remaining two bedrooms are well-sized and receive good natural light. The home needs some minor TLC, a fresh coat of paint, and some interior trim, closet doors to get it to a finished state. The seller is in the process of replacing the flooring in the kitchen, hall, and dining room. The bedroom carpets were recently redone. Easy access from the PA Turnpike NE Extension at exit 87 makes it an easy commute to most anywhere in PA/NY/NJ.

ⓘ 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: $2,010 · $168/mo
• Projected year-2 tax: $2,853 · $238/mo
• Expected delta: +$843/yr (+$70/mo · 41.9%)

ⓘ 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 ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $24,470
• − Mortgage interest: −$13,102
• − Property taxes: −$2,010
• − Insurance: −$1,170
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$672
• − Depreciation: −$6,804
• Taxable loss: −$3,203
• Est. tax savings @ 24.0%: +$769
• After-tax cash flow: $1,530/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Towamensing Trails, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

+229.4% since first listed

8 events — show timeline

• 2026-06-17 Listed $233,900 PMAR
• 2026-06-17 Listed $233,900 GLVRMLS
• 2026-06-17 Listed $233,900 BRIGHT MLS
• 2021-01-12 Sold (Public Records) $150,000 Public Records
• 2014-12-22 Sold (Public Records) $100,000 Public Records
• 2014-12-19 Sold (MLS) $100,000 PMAR
• 2014-01-24 Listed $110,000 PMAR
• 2001-09-28 Sold (Public Records) $71,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $2,010 · +5.4% YoY. Source: county tax records.