161 Beaver Trl · Mount Pocono, PA 18355

$225,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 9 Days on market

Built 1965 0.27 ac lot $87/mo HOA · 4% of rent

---

Why this score? — see what drove the C- 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 +17.2/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• DSCR +5.4/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fully Renovated Raised Ranch with Extra Large Garage and Game Room. Discover a hidden gem in an unexpected location! This extraordinary 3-bedroom, 1-bath raised ranch has undergone a complete transformation, offering an abundance of exciting features. Step inside and experience the remarkable renovation that awaits you. Stylish and contemporary bathroom with modern fixtures Expansive garage with room for multiple vehicles. Bonus game room for endless fun. Convenient half bath in the garage. The extra-large garage is a car enthusiast's dream come true, offering space for vehicles, storage, and a workshop area. While the location may not be the most desired, this property's remarkable renovations make this an opportunity you don't want to miss! Measurements taken from tax record

Key facts

• Fully renovated
• Dream workshop
• Updated full bath

Tags

• FULLY RENOVATED
• MODERN KITCHEN
• UPDATED FULL BATH
• EXPANSIVE WRAP-AROUND PORCH
• DETACHED 2-STORY GARAGE
• DREAM WORKSHOP

Property features AI

Finance

• Other: Road maintained privately; Lot size about 0.27 acres; Subdivision: Pocono Mt Cliffside Civic
• HOA & community: Homeowners association required; Annual association fee of $1,040 (includes snow removal)

Exterior

• Parking: Has garage (2 spaces); Driveway; Garage faces side; Heated garage; Workshop in garage
• Security: Security features: see remarks
• Utilities: Well water; Septic tank; 200+ amp electrical service; Utilities: see remarks
• Home design: Single-family house; Residential / Investment use; Zoned residential
• Construction: Shingle roof; Concrete perimeter foundation; Construction materials: see remarks; Partially finished basement; Year built not specified
• Exterior features: Private yard; Fire pit; Patio; Wrap-around porch; Fencing (see remarks)

Interior

• Kitchen: Electric range; Refrigerator; Other appliance(s) listed
• Bedrooms: Total rooms: 5 (bedroom count not specified)
• Flooring: See remarks
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Wood stove
• Interior features: See remarks listed by seller; Unfurnished; Fireplace (1)
• Laundry & utility: Basement with sump pump (partially finished, concrete)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $223k (0.9% below list).
• Recommended offer: $223k (0.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 5.1% in Mount Pocono — 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 (#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: 34 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.5% 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 (1.5% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y ago; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $166k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $223,084 (0.9% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.04%
• DSCR: 1.14
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $72,576
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Blue Jay Trl	0.16mi	1/1.0 (-1)	648 (-4%)	17mo	$70,000	$108	67
130 Buck Fever Trl	0.15mi	2/1.0	740 (+10%)	24mo	$55,000	$74	56

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

Projected returns pro-forma

1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.32×
• Total profit: $19,892
• Equity at exit: $82,622

10-year hold

• IRR: 9.9%
• Equity multiple: 2.27×
• Total profit: $79,777
• Equity at exit: $114,439

Cash invested: $63,000 (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 18355

• Home prices YoY: 0.8%
• Active inventory: 34
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$94
• HOA: −$87
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $160

Break-even live

Break-even rent $2,029

Max offer price $225,000

Occupancy floor 88%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $87 · $1,044/yr

Listing history 7 events

1. 2026-06-14
   statusdays on market $225,000 Pending 9 DOM
2. 2026-06-13
   days on market $225,000 Active 8 DOM
3. 2026-06-10
   days on market $225,000 Active 6 DOM
4. 2026-06-09
   days on market $225,000 Active 5 DOM
5. 2026-06-08
   days on market $225,000 Active 4 DOM
6. 2026-06-07
   remarks 695-char remark
7. 2026-06-07
   listed $225,000 Active 3 DOM

ⓘ 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: $2,906 · $242/mo
• Projected year-2 tax: $3,231 · $269/mo
• Expected delta: +$324/yr (+$27/mo · 11.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,770
• − Mortgage interest: −$12,603
• − Property taxes: −$2,906
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$1,044
• − Depreciation: −$6,545
• Taxable loss: −$1,737
• Est. tax savings @ 24.0%: +$417
• After-tax cash flow: $2,331/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): 1,628

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 (72%)
• Race & ethnicity: White 72% Asian 10% Hispanic / Latino 10% Black 3% Two or more races 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Iranian 6% Armenian 4% Slovak 2%
• Foreign-born: 10% · Vietnam, Canada
• Languages at home: 92% English-only · Vietnamese 6% Arabic 1% 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: ▲ 1.49%
• Current HPI: 191.1566
• 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

+350.0% since first listed

13 events — show timeline

• 2026-06-04 Price Changed $225,000 PMAR
• 2026-06-03 Listed $205,000 PMAR
• 2023-07-12 Sold (Public Records) $166,000 Public Records
• 2023-07-11 Sold (MLS) $166,000 PMAR
• 2023-05-25 Listed $175,000 PMAR
• 2018-10-31 Sold (Public Records) $26,000 Public Records
• 2018-10-25 Sold (MLS) $26,000 PMAR
• 2018-09-25 Listed $34,900 PMAR
• 2018-07-25 Listed $34,900 PMAR
• 2018-05-25 Sold (Public Records) $2,604 Public Records
• 2015-07-23 Listed $38,000 PMAR
• 1990-02-05 Sold (Public Records) $59,500 Public Records
• 1987-01-26 Sold (Public Records) $50,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $2,906 · +2.1% YoY. Source: county tax records.