119 Puma Ct · Pocono Ranch Lands, PA 18328

$250,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 9 Days on market

Built 1969 0.27 ac lot Est $241k · at est. $100/mo HOA · 5% 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).

• Appreciation +10.0/10.0
• Cash flow +7.9/30.0
• ARV discount +5.8/15.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Great ranch placed at the end of a cul-de-sac for privacy. This home has three bedrooms, one bathroom, living room with fireplace, kitchen and a full finished basement. Enjoy the gleaming hardwood throughout the upstairs. All bedrooms are large and roomy. The basement is finished with a family room, laundry room and access to the outside. The level backyard has lots of play and fun area. The driveway is paved and the walk-up attic has plenty of storage area. Come see this home today. It will not last

Key facts

• Level backyard
• Paved driveway
• Finished basement

Tags

• FINISHED BASEMENT
• LEVEL BACKYARD
• PAVED DRIVEWAY
• WALK-UP ATTIC

Property features AI

Finance

• Other: Private maintained road
• HOA & community: Homeowners association with annual fee (approximately $1,200 / $100 monthly equivalent); Association amenities include beach access, security, tennis courts, picnic area, playground, grounds maintenance, gated entry, and clubhouse; Community features include clubhouse, tennis courts, playground, pool, park, lake, and fishing

Exterior

• Parking: Driveway (paved)
• Security: 24-hour security
• Utilities: Public water; Septic tank sewer
• Home design: Single family residence; Two levels
• Construction: Asphalt roof
• Exterior features: Private entrance; Private yard; Partial fencing; Cul-de-sac lot; Open lot; Paved surfaces

Interior

• Kitchen: Built-in electric oven; Electric cooktop; Refrigerator
• Bedrooms: Total of 5 rooms (room breakdown not specified)
• Flooring: Carpet; Laminate; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Fireplace(s); Ceiling fans for cooling; Wall unit(s) for cooling
• Interior features: Ceiling fans; Storage space; Eat-in kitchen; Finished walk-out full basement
• Laundry & utility: Laundry on lower level; Humidifier

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.9% below list).
• Recommended offer: $188k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 211 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,800 (24.9% 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 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $241,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Lakeview Dr	0.16mi	3/1.0 (+1)	1,148 (-11%)	2mo	$140,000	$122	67
120 Puma Ct	0.02mi	3/2.0 (+1)	1,233 (-5%)	20mo	$229,000	$186	65
259 Wild Acres Dr	0.29mi	3/2.0 (+1)	1,364 (+5%)	8mo	$245,000	$180	62
102 Sandstone Dr	0.23mi	3/2.0 (+1)	1,150 (-11%)	1mo	$305,000	$265	61
103 Westfall Dr	0.25mi	3/2.0 (+1)	1,386 (+7%)	8mo	$247,200	$178	61
106 Keystone Ct	0.50mi	3/2.5 (+1)	1,344 (+4%)	0mo	$238,000	$177	59
125 Lakeview Dr	0.20mi	3/1.0 (+1)	1,121 (-14%)	13mo	$225,000	$201	52
106 Edgewater Dr	0.49mi	3/2.0 (+1)	1,200 (-7%)	7mo	$269,000	$224	50
332 Wild Acrs Dr	0.69mi	3/2.0 (+1)	1,256 (-3%)	11mo	$225,000	$179	44
236 Mountain Lake Dr	0.74mi	3/2.0 (+1)	1,336 (+3%)	12mo	$220,000	$165	42
206 Mountain Lake Dr	0.56mi	3/2.0 (+1)	1,420 (+10%)	13mo	$285,000	$201	38
217 Mountain Lake Dr	0.62mi	3/2.0 (+1)	1,480 (+14%)	11mo	$410,000	$277	29

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: 21.1%
• Equity multiple: 2.71×
• Total profit: $119,539
• Equity at exit: $225,220

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $365,199
• Equity at exit: $485,695

Cash invested: $70,000 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$230 /mo · $2,759/yr
• Insurance: −$104
• HOA: −$100
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-262

Break-even live

Break-even rent $2,209

Max offer price $203,801

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 8 events

1. 2026-06-18
   days on market $250,000 Active 9 DOM
2. 2026-06-17
   days on market $250,000 Active 8 DOM
3. 2026-06-16
   days on market $250,000 Active 7 DOM
4. 2026-06-15
   days on market $250,000 Active 6 DOM
5. 2026-06-13
   days on market $250,000 Active 4 DOM
6. 2026-06-13
   days on market $250,000 Active 3 DOM
7. 2026-06-10
   remarks 505-char remark
8. 2026-06-10
   listed $250,000 Active 1 DOM

ⓘ 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: $2,759 · $230/mo
• Projected year-2 tax: $3,355 · $280/mo
• Expected delta: +$595/yr (+$50/mo · 21.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,536
• − Mortgage interest: −$14,004
• − Property taxes: −$2,759
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − HOA: −$1,200
• − Depreciation: −$7,273
• Taxable loss: −$7,556
• Est. tax savings @ 24.0%: +$1,813
• After-tax cash flow: $-1,325/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.13%
• Current HPI: 248.4494
• 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

1 event — show timeline

• 2026-06-09 Listed $250,000 PWMLS

Property tax history

+1.7%/yr

Latest (2026): $2,759 · +1.5% YoY. Source: county tax records.