1293 Winding Way · Pocono Springs, PA 18466

$260,000

2 bd · 1.0 ba · 978 sqft · SingleFamily public records · 4 Days on market

Built 1989 $266/sqft · 92% above area Est $239k · 9% over $154/mo HOA · 8% of rent ↓ 12% since listing

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Why this score? — see what drove the F 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 +7.9/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• ARV discount +3.4/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0

Listing remarks MLS

Welcome to 1293 Winding Way! This immaculate 2-bedroom bi-level features a large open kitchen with stainless steel appliances, living room with wood-burning fireplace and fan, and a fully finished lower level perfect as a family room or extra bedroom. Triple-level deck with outdoor kitchen/bar, circular driveway, and beautifully landscaped yard provide excellent outdoor living. Includes a dedicated EV charging station. Located in a quiet Pocono setting with nearby state parks, lakes, and community amenities -- move-in ready!

Key facts

• Triple-level deck
• Open kitchen
• Outdoor kitchen

Tags

• OPEN KITCHEN
• STAINLESS STEEL APPLIANCES
• WOOD-BURNING FIREPLACE
• FULLY FINISHED LOWER LEVEL
• TRIPLE-LEVEL DECK
• OUTDOOR KITCHEN

Property features AI

Finance

• HOA & community: HOA fee $1,850 annually; Community pool

Exterior

• Parking: Attached carport (1 space); One total garage/parking space
• Utilities: Public water; Public sewer
• Home design: Frame construction; Shingle roof; Block and brick/mortar foundation; Above-grade and below-grade structures
• Construction: Frame construction; Shingle roof; Block and brick/mortar foundation; Estimated year built
• Exterior features: BBQ grill; Community pool; Loafing shed; Gazebo

Interior

• Kitchen: Built-in microwave; Dishwasher; Stainless steel appliances; Kitchen island
• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric baseboard heating; Wood heating source; Ceiling fan cooling; Electric cooling fuel
• Interior features: Soaking tub; Ceiling fans; Kitchen island; Built-ins; Full, fully finished basement; Wood-burning fireplace (1)
• Laundry & utility: Hot water: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (25.6% below list).
• Recommended offer: $193k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities 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: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k 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 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $193,464 (25.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.52%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $238,502
• List price: $260,000
• Delta: 9.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259 Winding Way	0.16mi	3/1.0 (+1)	1,026 (+5%)	6mo	$184,900	$180	74
1302 Winding Way	0.07mi	3/1.0 (+1)	864 (-12%)	14mo	$163,000	$189	60
1105 Knollwood Dr	0.45mi	2/1.5	1,010 (+3%)	16mo	$175,800	$174	58
2638 Foxledge Dr	0.57mi	3/2.0 (+1)	1,021 (+4%)	1mo	$190,000	$186	56
1208 Fox Trl	0.60mi	3/2.0 (+1)	960 (-2%)	9mo	$192,000	$200	52
1125 Knollwood Dr	0.32mi	3/1.0 (+1)	1,124 (+15%)	9mo	$223,000	$198	48
1575 Black Birch Way	0.66mi	3/2.0 (+1)	1,032 (+6%)	15mo	$212,000	$205	39
2946 Vera Ct	0.59mi	3/1.5 (+1)	1,092 (+12%)	22mo	$299,000	$274	27

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: 1.3%
• Equity multiple: 1.07×
• Total profit: $5,145
• Equity at exit: $107,606

10-year hold

• IRR: 5.2%
• Equity multiple: 1.74×
• Total profit: $54,044
• Equity at exit: $158,935

Cash invested: $72,800 (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: 358
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$177 /mo · $2,121/yr
• Insurance: −$108
• HOA: −$154
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-274

Break-even live

Break-even rent $2,282

Max offer price $211,557

Occupancy floor —

Sensitivity live

Price	-10% $-127	-5% $-201	+0% $-274	+5% $-348	+10% $-421
Rent	-10% $-427	-5% $-351	+0% $-274	+5% $-198	+10% $-121
Rate	-1.0pp $-143	-0.5pp $-208	base $-274	+0.5pp $-342	+1.0pp $-410

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	9d	1	0.49mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	15d	1	0.52mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	1.39mi

HOA detail

• Monthly dues: $154 · $1,848/yr

Listing history 21 events

1. 2026-06-22
   days on market $260,000 Active 4 DOM
2. 2026-06-21
   days on market $260,000 Active 3 DOM
3. 2026-06-18
   days on marketlisting id $260,000 Active 1 DOM
4. 2026-06-18
   days on market $260,000 Active 167 DOM
5. 2026-06-17
   days on market $260,000 Active 166 DOM
6. 2026-06-16
   days on market $260,000 Active 165 DOM
7. 2026-06-15
   days on market $260,000 Active 164 DOM
8. 2026-06-14
   days on market $260,000 Active 162 DOM
9. 2026-06-13
   days on market $260,000 Active 161 DOM
10. 2026-06-10
    days on market $260,000 Active 159 DOM
11. 2026-06-08
    days on market $260,000 Active 157 DOM
12. 2026-06-07
    days on market $260,000 Active 156 DOM
13. 2026-06-02
    days on market $260,000 Active 151 DOM
14. 2026-06-01
    days on market $260,000 Active 150 DOM
15. 2026-05-31
    days on market $260,000 Active 149 DOM
16. 2026-05-30
    days on market $260,000 Active 148 DOM
17. 2026-05-01
    price $260,000 530-char remark

    Show marketing remark (530 chars)

    Welcome to 1293 Winding Way! This immaculate 2-bedroom bi-level features a large open kitchen with stainless steel appliances, living room with wood-burning fireplace and fan, and a fully finished lower level perfect as a family room or extra bedroom. Triple-level deck with outdoor kitchen/bar, circular driveway, and beautifully landscaped yard provide excellent outdoor living. Includes a dedicated EV charging station. Located in a quiet Pocono setting with nearby state parks, lakes, and community amenities -- move-in ready!

18. 2026-01-02
    listed $275,000 Active 530-char remark

    Show marketing remark (530 chars)

    Welcome to 1293 Winding Way! This immaculate 2-bedroom bi-level features a large open kitchen with stainless steel appliances, living room with wood-burning fireplace and fan, and a fully finished lower level perfect as a family room or extra bedroom. Triple-level deck with outdoor kitchen/bar, circular driveway, and beautifully landscaped yard provide excellent outdoor living. Includes a dedicated EV charging station. Located in a quiet Pocono setting with nearby state parks, lakes, and community amenities -- move-in ready!

19. 2025-12-23
    historical
20. 2025-07-23
    price $284,999
21. 2025-06-22
    listed $295,000 Active

ⓘ 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: $2,121 · $177/mo
• Projected year-2 tax: $3,115 · $260/mo
• Expected delta: +$993/yr (+$83/mo · 46.8%)

ⓘ 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 1/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $23,216
• − Mortgage interest: −$14,564
• − Property taxes: −$2,121
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − HOA: −$1,848
• − Depreciation: −$7,564
• Taxable loss: −$7,896
• Est. tax savings @ 24.0%: +$1,895
• After-tax cash flow: $-1,396/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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

Category grades

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

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

-11.9% since first listed

6 events — show timeline

• 2026-06-18 Listed $260,000 BRIGHT MLS
• 2026-05-01 Price Changed $260,000 PWMLS
• 2026-01-02 Listed $275,000 PWMLS
• 2025-12-23 Delisted — PMAR
• 2025-07-23 Price Changed $284,999 PMAR
• 2025-06-22 Listed $295,000 PMAR

Property tax history

-5.0%/yr

Latest (2026): $2,121 · +3.2% YoY. Source: county tax records.