108 Crestview Ct Lot 63R Sec 8 House (Was Lots 63 & 64) · Masthope, PA 18428

$329,000

3 bd · 2.0 ba · 2,136 sqft · SingleFamily · 66 Days on market

Built 1994 Good condition 1.05 ac lot $154/sqft · 20% below area Est $409k · 20% under $239/mo HOA · 5% of rent ↓ 6% since listing

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Why this score? — see what drove the A- 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 +27.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +8.4/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Immaculate Mountain Retreat on Private Cul-de-SacNestled in an amenity-filled private community, this move-in-ready home offers the perfect blend of comfort, recreation, and natural beauty -- all just a few hours from New York City and Philadelphia. Tucked away on a quiet cul-de-sac, this 3 BR 2 BA home features a paved driveway, inviting deck, private screened in porch and a hot tub. Step inside to discover an open floor plan filled with natural light, highlighted by a wood-burning fireplace and an inviting oil-fueled stove that create the ultimate cozy atmosphere. A warm loft area overlooks the forest, ideal for an office, reading nook, or private retreat. The fully finished basement offers generous space for entertaining, hobbies, or guest accommodations. Fearures a stunning full oak bar designed for the ultimate entertainer. Located in a year-round community, residents enjoy premier amenities including:Indoor & outdoor swimming poolsPowerboating & non-powerboating lakesClubhouse with fitness and social spacesATV-friendly for outdoor adventure. Golf courses, spa, Delaware River, and skiing nearby. Whether you're seeking a primary residence, weekend getaway, or investment property, this immaculate home captures the best of mountain living with modern comfort and resort-style amenities.

Key facts

• Open floor plan
• Hot tub
• Paved driveway

Tags

• PRIVATE CUL-DE-SAC
• PAVED DRIVEWAY
• INVITING DECK
• PRIVATE SCREENED IN PORCH
• HOT TUB
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $963 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $309k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.1% in Masthope — 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 63/100 on livability (#1,276 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 374 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($309k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $309,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.34% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.55%
• DSCR: 1.56
• GRM: 6.2

CMA / ARV

• ARV (median comp): $409,093
• List price: $329,000
• Delta: -19.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Powderhorn Dr	0.12mi	3/3.0	2,088 (-2%)	11mo	$396,000	$190	77
124 Paul Revere Rd	0.59mi	3/2.0	2,118 (-1%)	15mo	$339,000	$160	59
107 Musket Dr	0.21mi	3/3.0	2,398 (+12%)	10mo	$410,000	$171	58
117 Oak Hill Rd	0.54mi	3/2.0	2,352 (+10%)	7mo	$560,000	$238	52
143 Stone Dr	0.26mi	4/2.0 (+1)	2,400 (+12%)	13mo	$359,900	$150	51
133 Constitution Dr	0.74mi	3/2.5	2,289 (+7%)	4mo	$351,500	$154	48
235 Oak Hill Rd	0.67mi	4/2.0 (+1)	2,255 (+6%)	10mo	$275,000	$122	46
148 Powderhorn Dr	0.42mi	3/2.0	1,872 (-12%)	18mo	$450,000	$240	45
108 Granite Dr	0.58mi	3/2.5	1,920 (-10%)	18mo	$423,500	$221	39
186 Oak Hill Rd	0.36mi	3/3.5	2,453 (+15%)	22mo	$355,000	$145	34

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: 33.5%
• Equity multiple: 3.61×
• Total profit: $240,752
• Equity at exit: $296,389

10-year hold

• IRR: 28.9%
• Equity multiple: 8.18×
• Total profit: $661,149
• Equity at exit: $639,175

Cash invested: $92,120 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 374
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $4,400 medium
• Mortgage (P&I): −$1,725
• Tax est. 1.5%: −$411 /mo · $4,935/yr
• Insurance: −$137
• HOA: −$239
• Vacancy / Maint / Mgmt: −$924
• Net cashflow: $963

Break-even live

Break-even rent $3,181

Max offer price $329,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,191	-5% $1,077	+0% $963	+5% $850	+10% $736
Rent	-10% $616	-5% $790	+0% $963	+5% $1,137	+10% $1,311
Rate	-1.0pp $1,129	-0.5pp $1,047	base $963	+0.5pp $878	+1.0pp $791

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Cottonwood Dr Hawley, PA	4.0	3.0	2908	$4,400	$1.51	3d	1	1.04mi

HOA detail

• Monthly dues: $239 · $2,868/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-21
   days on market $329,000 Active 66 DOM
2. 2026-06-18
   days on market $329,000 Active 63 DOM
3. 2026-06-17
   days on market $329,000 Active 62 DOM
4. 2026-06-16
   days on market $329,000 Active 61 DOM
5. 2026-06-15
   days on market $329,000 Active 60 DOM
6. 2026-06-13
   days on market $329,000 Active 58 DOM
7. 2026-06-13
   days on market $329,000 Active 57 DOM
8. 2026-06-09
   days on market $329,000 Active 54 DOM
9. 2026-06-08
   days on market $329,000 Active 53 DOM
10. 2026-06-07
    days on market $329,000 Active 52 DOM
11. 2026-06-04
    days on market $329,000 Active 49 DOM
12. 2026-06-03
    days on market $329,000 Active 48 DOM
13. 2026-06-02
    days on market $329,000 Active 47 DOM
14. 2026-06-01
    days on market $329,000 Active 46 DOM
15. 2026-05-31
    days on market $329,000 Active 45 DOM
16. 2026-05-11
    price $329,000 1320-char remark

    Show marketing remark (1320 chars)

    Immaculate Mountain Retreat on Private Cul-de-SacNestled in an amenity-filled private community, this move-in-ready home offers the perfect blend of comfort, recreation, and natural beauty -- all just a few hours from New York City and Philadelphia. Tucked away on a quiet cul-de-sac, this 3 BR 2 BA home features a paved driveway, inviting deck, private screened in porch and a hot tub. Step inside to discover an open floor plan filled with natural light, highlighted by a wood-burning fireplace and an inviting oil-fueled stove that create the ultimate cozy atmosphere. A warm loft area overlooks the forest, ideal for an office, reading nook, or private retreat. The fully finished basement offers generous space for entertaining, hobbies, or guest accommodations. Fearures a stunning full oak bar designed for the ultimate entertainer. Located in a year-round community, residents enjoy premier amenities including:Indoor & outdoor swimming poolsPowerboating & non-powerboating lakesClubhouse with fitness and social spacesATV-friendly for outdoor adventure. Golf courses, spa, Delaware River, and skiing nearby. Whether you're seeking a primary residence, weekend getaway, or investment property, this immaculate home captures the best of mountain living with modern comfort and resort-style amenities.

17. 2026-04-16
    listed $349,000 Active 1320-char remark

    Show marketing remark (1320 chars)

    Immaculate Mountain Retreat on Private Cul-de-SacNestled in an amenity-filled private community, this move-in-ready home offers the perfect blend of comfort, recreation, and natural beauty -- all just a few hours from New York City and Philadelphia. Tucked away on a quiet cul-de-sac, this 3 BR 2 BA home features a paved driveway, inviting deck, private screened in porch and a hot tub. Step inside to discover an open floor plan filled with natural light, highlighted by a wood-burning fireplace and an inviting oil-fueled stove that create the ultimate cozy atmosphere. A warm loft area overlooks the forest, ideal for an office, reading nook, or private retreat. The fully finished basement offers generous space for entertaining, hobbies, or guest accommodations. Fearures a stunning full oak bar designed for the ultimate entertainer. Located in a year-round community, residents enjoy premier amenities including:Indoor & outdoor swimming poolsPowerboating & non-powerboating lakesClubhouse with fitness and social spacesATV-friendly for outdoor adventure. Golf courses, spa, Delaware River, and skiing nearby. Whether you're seeking a primary residence, weekend getaway, or investment property, this immaculate home captures the best of mountain living with modern comfort and resort-style amenities.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,800
• − Mortgage interest: −$18,429
• − Property taxes: −$4,935
• − Insurance: −$1,645
• − Repairs & maintenance: −$4,224
• − Management: −$4,224
• − HOA: −$2,868
• − Depreciation: −$9,571
• Taxable income: $6,904
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $9,903/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This move-in-ready home offers a good condition with some minor repairs and maintenance needed. Fresh paint and landscaping can significantly enhance its value.

Repairs flagged

• Minor Paint — Paint appears worn in some areas
• Minor Landscaping — Some overgrown areas

Value-add opportunities

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears worn in some areas	Minor	$500–3,000
Landscaping · Some overgrown areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance the home's curb appeal and increase its value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Masthope

• Score: 63/100
• State rank: #1276
• US rank: #15402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masthope, PA
• Population (ZIP): 12,446

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 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▲ 28.60%
• Current HPI: 340.8254
• 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

-5.7% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $329,000 PWMLS
• 2026-04-16 Listed $349,000 PWMLS