6302 Ventnor Dr · Mount Pocono, PA 18466

$265,000

3 bd · 2.0 ba · 857 sqft · SingleFamily public records · 152 Days on market

Built 1989 10,018 sqft lot $309/sqft · 102% above area Est $254k · at est. $143/mo HOA · 7% of rent

---

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).

• Cash flow +8.1/30.0
• Appreciation +6.2/10.0
• ARV discount +5.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Great opportunity to own a spacious 4-bedroom, 2-bath home in a desirable, STR-friendly community. The lower level offers its own living area, bedrooms, and bathroom—making it ideal for multi-generational living, guests, or flexible use. A brand-new roof and an updated kitchen are already done, giving you a solid head start on improvements. The backyard offers plenty of space to relax, enjoy the fresh mountain air, and gather around the fire pit while you make it your own. Located in a community with four pools, two lakes, parks, tennis courts, and more, this home is close to I-80, Kalahari, Camelback, shopping, and the Raceway.

Key facts

• Fire pit
• Updated kitchen
• Backyard space

Tags

• LOWER LEVEL LIVING AREA
• UPDATED KITCHEN
• BACKYARD SPACE
• FIRE PIT
• COMMUNITY WITH FOUR POOLS
• TWO LAKES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-263 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (23.6% below list).
• Recommended offer: $203k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools 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 17d 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

• It's been on market 152 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $88k; list at $265k implies a 201% gain — meaningful room to come down on a strong offer.

Recommended offer $202,554 (23.6% 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. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.10%
• Cash-on-cash: -4.26%
• DSCR: 0.81
• GRM: 10.9

CMA / ARV

• ARV (median comp): $253,765
• List price: $265,000
• Delta: 4.43%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6309 Ventnor Dr	0.06mi	2/1.0 (-1)	913 (+6%)	9mo	$165,000	$181	70
488 Country Place Dr	0.06mi	2/1.0 (-1)	744 (-13%)	4mo	$180,000	$242	63
6307 Ventnor Dr	0.04mi	3/1.0	960 (+12%)	13mo	$175,000	$182	63
6337 Ventnor Dr	0.26mi	3/1.0	744 (-13%)	4mo	$76,000	$102	59
8955 Deerfield Rd	0.51mi	2/1.0 (-1)	864 (+1%)	12mo	$190,000	$220	56
7164 Mountain Dr	0.30mi	3/1.0	960 (+12%)	14mo	$160,000	$167	51
6124 Boardwalk Dr	0.21mi	2/1.0 (-1)	768 (-10%)	17mo	$169,000	$220	50
8062 Red Squirrel dr Dr	0.63mi	2/1.0 (-1)	800 (-7%)	1mo	$145,000	$181	50
7695 Fawn Ln	0.58mi	3/1.0	924 (+8%)	10mo	$225,000	$244	47
7443 Tamara Ln	0.49mi	3/1.0	957 (+12%)	12mo	$169,000	$177	44
3174 Carobeth Dr	0.56mi	2/1.5 (-1)	739 (-14%)	8mo	$235,000	$318	38
7942 Sleepy Hollow Dr	0.64mi	2/1.0 (-1)	964 (+12%)	5mo	$182,750	$190	36

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: 1.5%
• Equity multiple: 1.08×
• Total profit: $6,291
• Equity at exit: $109,675

10-year hold

• IRR: 5.4%
• Equity multiple: 1.77×
• Total profit: $57,392
• Equity at exit: $161,992

Cash invested: $74,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,026 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$110
• HOA: −$143
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-263

Break-even live

Break-even rent $2,359

Max offer price $218,484

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-188	+0% $-263	+5% $-338	+10% $-413
Rent	-10% $-423	-5% $-343	+0% $-263	+5% $-183	+10% $-103
Rate	-1.0pp $-130	-0.5pp $-196	base $-263	+0.5pp $-332	+1.0pp $-402

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	0.93mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	17d	1	0.93mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	0.97mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: pool

Listing history 21 events

1. 2026-06-22
   days on market $265,000 Active 152 DOM
2. 2026-06-21
   days on market $265,000 Active 151 DOM
3. 2026-06-18
   days on market $265,000 Active 148 DOM
4. 2026-06-17
   days on market $265,000 Active 147 DOM
5. 2026-06-16
   days on market $265,000 Active 146 DOM
6. 2026-06-15
   days on market $265,000 Active 145 DOM
7. 2026-06-14
   days on market $265,000 Active 143 DOM
8. 2026-06-13
   days on market $265,000 Active 142 DOM
9. 2026-06-10
   days on market $265,000 Active 140 DOM
10. 2026-06-08
    days on market $265,000 Active 138 DOM
11. 2026-06-07
    days on market $265,000 Active 137 DOM
12. 2026-06-02
    days on market $265,000 Active 132 DOM
13. 2026-06-01
    days on market $265,000 Active 131 DOM
14. 2026-05-31
    days on market $265,000 Active 130 DOM
15. 2026-05-30
    days on market $265,000 Active 129 DOM
16. 2026-01-21
    listed $265,000 Active 642-char remark

    Show marketing remark (642 chars)

    Great opportunity to own a spacious 4-bedroom, 2-bath home in a desirable, STR-friendly community. The lower level offers its own living area, bedrooms, and bathroom—making it ideal for multi-generational living, guests, or flexible use. A brand-new roof and an updated kitchen are already done, giving you a solid head start on improvements. The backyard offers plenty of space to relax, enjoy the fresh mountain air, and gather around the fire pit while you make it your own. Located in a community with four pools, two lakes, parks, tennis courts, and more, this home is close to I-80, Kalahari, Camelback, shopping, and the Raceway.

17. 2025-07-11
    historical
18. 2025-06-07
    listed $350,000 Active
19. 2025-06-07
    listed $350,000 Active
20. 2011-07-07
    soldstatus $88,000
21. 1999-10-26
    soldstatus $69,000

ⓘ 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: $2,645 · $220/mo
• Projected year-2 tax: $3,416 · $285/mo
• Expected delta: +$771/yr (+$64/mo · 29.2%)

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $24,306
• − Mortgage interest: −$14,844
• − Property taxes: −$2,645
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$1,716
• − Depreciation: −$7,709
• Taxable loss: −$7,821
• Est. tax savings @ 24.0%: +$1,877
• After-tax cash flow: $-1,283/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

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

+284.1% since first listed

6 events — show timeline

• 2026-01-21 Listed $265,000 PMAR
• 2025-07-11 Listing Removed — GLVRMLS
• 2025-06-07 Listed $350,000 PMAR
• 2025-06-07 Listed $350,000 GLVRMLS
• 2011-07-07 Sold (Public Records) $88,000 Public Records
• 1999-10-26 Sold (Public Records) $69,000 Public Records

Property tax history

-2.5%/yr

Latest (2026): $2,645 · +3.2% YoY. Source: county tax records.