1528 Belgravia Dr · Mount Pocono, PA 18466

$289,000

3 bd · 1.5 ba · 1,857 sqft · SingleFamily public records · 52 Days on market

Built 2005 0.27 ac lot $156/sqft · at area comps Est $293k · at est. $11/mo HOA · 1% 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 +8.1/30.0
• ARV discount +8.1/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

Key facts

• Laundry area
• Sliders to deck
• Large kitchen

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• FIREPLACE
• SLIDERS TO DECK
• LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (25.1% below list).
• Recommended offer: $217k (25.1% below list) — sets the bar for 1% rule.

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: 355 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $9k of equity ($2k loan paydown + $7k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($280k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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.

Recommended offer $216,559 (25.1% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $292,617
• List price: $289,000
• Delta: -1.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Coach Dr	0.15mi	3/3.0	1,888 (+2%)	1mo	$385,000	$204	84
1510 Belgravia Dr	0.09mi	3/2.0	1,712 (-8%)	8mo	$285,000	$166	74
322 Coach Rd	0.20mi	3/2.0	1,684 (-9%)	2mo	$247,500	$147	71
431 Northampton Rd	0.40mi	4/1.5 (+1)	1,744 (-6%)	1mo	$265,000	$152	65
1134 Kensington Dr	0.28mi	4/2.5 (+1)	1,953 (+5%)	12mo	$370,000	$189	59
8143 Mayfair Rd	0.18mi	3/2.0	1,584 (-15%)	8mo	$330,000	$208	58
1717 Gordon Ln	0.70mi	3/2.0	1,811 (-2%)	5mo	$250,000	$138	57
5119 Derby Rd	0.38mi	3/2.0	2,057 (+11%)	11mo	$325,000	$158	53
217 Coach Rd	0.51mi	3/1.0	2,081 (+12%)	6mo	$240,000	$115	49
4161 Romeo Rd	0.40mi	4/2.0 (+1)	2,100 (+13%)	6mo	$215,000	$102	47
4109 Devon Dr	0.46mi	4/3.0 (+1)	1,615 (-13%)	6mo	$300,000	$186	41
328 Lamont Way	0.73mi	4/3.0 (+1)	1,777 (-4%)	10mo	$375,000	$211	40

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.09×
• Total profit: $7,248
• Equity at exit: $119,608

10-year hold

• IRR: 5.5%
• Equity multiple: 1.78×
• Total profit: $63,353
• Equity at exit: $176,662

Cash invested: $80,920 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,166 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$345 /mo · $4,134/yr
• Insurance: −$120
• HOA: −$11
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-281

Break-even live

Break-even rent $2,521

Max offer price $239,416

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
238 Dorset Rd Tobyhanna, PA	3.0	2.5	2164	$2,200	$1.02	43d	1	0.49mi
217 Coach Rd Tobyhanna, PA	3.0	2.0	2081	$2,200	$1.06	43d	1	0.53mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	44d	1	1.27mi

HOA detail

• Monthly dues: $11 · $132/yr

Listing history 15 events

1. 2026-05-13
   price $289,000 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

2. 2026-04-14
   status Active 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

3. 2026-04-06
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

4. 2026-04-01
   status Active 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

5. 2026-02-10
   status Active 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

6. 2026-02-03
   status Pending 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

7. 2026-01-28
   listed $299,000 Active 489-char remark

   Show marketing remark (489 chars)

   Back on Market due to Buyer Default. .. . Don't Miss Out on This Spacious 3 Bedroom / 2 Full Bath Center Hall Colonial with 1-Car Garage Located in Pocono Farms East. Hardwood Floors Throughout the First Floor, Large Kitchen w/ Island, Stainless Steel Appliances, Family Room w/ Fireplace and Sliders to Deck, Laundry Area, Formal Dining Room, Living Room, 3 Large Bedrooms with Plenty of Closet Space. Paved Driveway, Yard, Deck and a Shed for Extra Storage. Easy Commute to I-380 / I-80.

8. 2023-10-29
   historical $2,100
9. 2023-10-04
   listed $2,100
10. 2022-04-18
    historical
11. 2022-04-18
    historical
12. 2020-04-29
    listed $140,000
13. 2020-04-29
    listed $140,000
14. 2020-01-02
    listed $140,000
15. 2019-12-31
    listed $140,000

ⓘ 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: $4,134 · $345/mo
• Projected year-2 tax: $4,350 · $363/mo
• Expected delta: +$216/yr (+$18/mo · 5.2%)

ⓘ 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 2/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $25,987
• − Mortgage interest: −$16,188
• − Property taxes: −$4,134
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,079
• − Management: −$2,079
• − HOA: −$132
• − Depreciation: −$8,407
• Taxable loss: −$8,478
• Est. tax savings @ 24.0%: +$2,035
• After-tax cash flow: $-1,333/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): 17,997

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: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% 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: ▲ 2.36%
• Current HPI: 202.4134
• 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

+106.4% since first listed

15 events — show timeline

• 2026-05-13 Price Changed $289,000 PMAR
• 2026-04-14 Relisted — PMAR
• 2026-04-06 Pending — PMAR
• 2026-04-01 Relisted — PMAR
• 2026-02-10 Relisted — PMAR
• 2026-02-03 Pending — PMAR
• 2026-01-28 Listed $299,000 PMAR
• 2023-10-29 Rental Removed $2,100 PMAR
• 2023-10-04 Listed for Rent $2,100 PMAR
• 2022-04-18 Listing Removed — GLVRMLS
• 2022-04-18 Listing Removed — GLVRMLS
• 2020-04-29 Listed $140,000 PMAR
• 2020-04-29 Listed $140,000 GLVRMLS
• 2020-01-02 Listed $140,000 GLVRMLS
• 2019-12-31 Listed $140,000 PMAR

Property tax history

-0.3%/yr

Latest (2026): $4,134 · +3.2% YoY. Source: county tax records.