272 Schoolhouse Rd · Arlington Heights, PA 18302

$275,000

4 bd · 2.5 ba · 1,728 sqft · SingleFamily public records · 8 Days on market

Built 2002 0.45 ac lot $159/sqft · 5% below area Est $291k · 5% under

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Why this score? — see what drove the B- 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 +27.1/30.0
• ARV discount +10.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * Multiple offers. Highest and Best by 2pm Wednesday, May 13th * * Welcome to 272 Schoolhouse Rd. This charming well maintained colonial style home offers a classic layout with plenty of space and potential to make it your own. The home includes a spacious living area flooded with natural light that pours in through multiple windows. Located off the formal dining room is a bright, functional eat-in kitchen featuring ample cabinetry, generous counter space, a convenient breakfast bar, and sliding glass doors leading to a large deck overlooking the backyard — making entertaining, casual dining or al-frecso dining both easy and convenient. Upstairs hosts a primary en-suite plu

Key facts

• Large deck
• Colonial style home
• Serene lot

Tags

• COLONIAL STYLE HOME
• SPACIOUS LIVING AREA
• FUNCTIONAL EAT-IN KITCHEN
• LARGE DECK
• PRIVATE DRIVEWAY
• SERENE LOT

Property features AI

Exterior

• Parking: Attached garage (1 car); Driveway parking; Off-street parking
• Security: Smoke detector(s)
• Utilities: Well water; Septic tank
• Home design: 2-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/fiberglass roof
• Exterior features: Deck; Lot approximately 0.45 acre

Interior

• Kitchen: Gas oven; Gas range; Dishwasher; Refrigerator; Electric water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric baseboard heating; Ceiling fans; Wall cooling unit(s)
• Interior features: Dining area and a separate/formal dining room; Kitchen island; Smoke detector(s)
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Upper-level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Cap rate 9.7% vs local median 3.7% in Arlington Heights — 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 (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $275,000

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: 1.27% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.15%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $290,934
• List price: $275,000
• Delta: -5.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
272 Schoolhouse Rd	0.00mi	4/2.5	1,728 (0%)	0mo	$290,000	$168	100
12335 Havenwood Dr	0.64mi	4/2.0	1,735 (+0%)	9mo	$345,000	$199	60
54 Lenape Dr	0.18mi	5/3.0 (+1)	1,536 (-11%)	10mo	$222,000	$145	58
430 Indian Way	0.65mi	3/2.0 (-1)	1,846 (+7%)	4mo	$275,000	$149	48
234 Footprint Rd	0.50mi	5/3.0 (+1)	1,914 (+11%)	5mo	$195,000	$102	48
1184 Sierra Trail Dr	0.60mi	3/2.5 (-1)	1,820 (+5%)	13mo	$389,000	$214	47
1262 Lace Dr	0.64mi	3/2.0 (-1)	1,687 (-2%)	18mo	$320,900	$190	44
426 Indian Way	0.69mi	3/2.5 (-1)	1,892 (+10%)	10mo	$325,000	$172	39
180 Georganna Dr	0.69mi	3/1.5 (-1)	1,512 (-12%)	19mo	$265,000	$175	22
144 Schoolhouse Rd	0.66mi	3/2.0 (-1)	1,475 (-15%)	19mo	$243,000	$165	22

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

Projected returns pro-forma

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

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $5,217
• Equity at exit: $41,003

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $68,931
• Equity at exit: $23,777

Cash invested: $77,000 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$428 /mo · $5,140/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $780

Break-even live

Break-even rent $2,513

Max offer price $275,000

Occupancy floor 73%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Jennifer Ln East Stroudsburg, PA	4.0	2.5	2200	$3,500	$1.59	44d	1	0.69mi

Listing history 3 events

1. 2026-05-14
   status Pending 1225-char remark
2. 2026-05-06
   listed $275,000 Active 1225-char remark
3. 2001-08-07
   soldstatus $16,000

ⓘ 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: $5,140 · $428/mo
• Projected year-2 tax: $5,140 · $428/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 14 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: $42,000
• − Mortgage interest: −$15,404
• − Property taxes: −$5,140
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,000
• Taxable income: $5,360
• Est. tax owed @ 24.0%: −$1,286
• After-tax cash flow: $8,073/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+1712.5% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $290,000 GLVRMLS
• 2026-05-14 Pending — GLVRMLS
• 2026-05-06 Listed $275,000 GLVRMLS
• 2001-08-07 Sold (Public Records) $16,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $5,140 · +1.7% YoY. Source: county tax records.