1167 Route 390 · Mountainhome, PA 18326

$185,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 6 Days on market

Built 1902 0.29 ac lot Est $269k · 31% 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 +18.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.7/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Traditional Farm house. Enjoy the peace and quiet on the covered wrap around porch. In this well maintained Home there are 3 Bedrooms 1 full bath with good sized rooms. Home has a Shared Driveway. Old world charm in the peaceful area of Barrett township.

Key facts

• Cozy kitchen
• Low taxes
• Wrap-around porch

Tags

• WRAP-AROUND PORCH
• COZY KITCHEN
• SHARED DRIVEWAY
• NO HOA
• LOW TAXES
• TRANQUIL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (2.7% below list).
• Recommended offer: $180k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.0% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, 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: 62 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

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Monroe County population projected at -11% 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 $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $77k; list at $185k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,000 (2.7% below list)

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $268,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
778 White Oak Rd	0.28mi	3/1.0	1,212 (-10%)	14mo	$239,000	$197	57
612 Prices Dr	0.54mi	3/1.0	1,174 (-13%)	5mo	$235,000	$200	48
135 Legion Dr	0.52mi	3/2.0	1,428 (+6%)	21mo	$299,999	$210	46
2257 Emerson Rd	0.68mi	3/1.0	1,200 (-11%)	20mo	$230,000	$192	32

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $112,402
• Equity at exit: $166,663

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $321,856
• Equity at exit: $359,414

Cash invested: $51,800 (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 18326

• Home prices YoY: 7.6%
• Active inventory: 62
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$192 /mo · $2,303/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $183

Break-even live

Break-even rent $1,569

Max offer price $185,000

Occupancy floor 85%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2169 Oak Hill Dr Canadensis, PA	2.0	2.5	1405	$1,800	$1.28	25d	1	1.41mi

Listing history 8 events

1. 2026-04-28
   status Pending
2. 2026-04-21
   listed $185,000 Active
3. 2020-05-06
   soldstatus $77,000 256-char remark

   Show marketing remark (256 chars)

   Traditional Farm house. Enjoy the peace and quiet on the covered wrap around porch. In this well maintained Home there are 3 Bedrooms 1 full bath with good sized rooms. Home has a Shared Driveway. Old world charm in the peaceful area of Barrett township.

4. 2020-03-13
   listed $76,000 256-char remark

   Show marketing remark (256 chars)

   Traditional Farm house. Enjoy the peace and quiet on the covered wrap around porch. In this well maintained Home there are 3 Bedrooms 1 full bath with good sized rooms. Home has a Shared Driveway. Old world charm in the peaceful area of Barrett township.

5. 2016-04-18
   soldstatus $79,500
6. 2016-04-15
   soldstatus $79,500 152-char remark

   Show marketing remark (152 chars)

   Baths: 1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 600.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, SqFt Fin - 2nd: 600.00

7. 2016-04-15
   soldstatus $79,500

   Show marketing remark (152 chars)

   Baths: 1 Bath Lev 2, Beds: 2+ Bed 2nd, SqFt Fin - Main: 600.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, SqFt Fin - 2nd: 600.00

8. 2015-06-25
   listed $79,900

ⓘ 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: $2,303 · $192/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$310/yr (+$26/mo · 13.5%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 17 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: $21,600
• − Mortgage interest: −$10,363
• − Property taxes: −$2,303
• − Insurance: −$925
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$5,382
• Taxable loss: −$829
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,393/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 — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

Amenities F Commute F 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

• Census place: Mountainhome, PA
• Population (ZIP): 3,574

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Two or more races 10% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 13.09%
• Current HPI: 185.198
• 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

+131.5% since first listed

8 events — show timeline

• 2026-04-28 Pending — PMAR
• 2026-04-21 Listed $185,000 PMAR
• 2020-05-06 Sold (MLS) $77,000 PMAR
• 2020-03-13 Listed $76,000 PMAR
• 2016-04-18 Sold (Public Records) $79,500 Public Records
• 2016-04-15 Sold (MLS) $79,500 PMAR
• 2016-04-15 Sold (MLS) $79,500 GSBR as distributed by MLS GRID
• 2015-06-25 Listed $79,900 PMAR

Property tax history

+1.4%/yr

Latest (2026): $2,303 · +3.3% YoY. Source: county tax records.