107 Birchwood Rd · Tobyhanna, PA 18610

$355,000

4 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 441 Days on market

Built 2003 0.46 ac lot $197/sqft · at area comps Est $359k · at est. $67/mo HOA · 2% of rent

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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 +17.1/30.0
• ARV discount +8.0/15.0
• DSCR +5.3/10.0
• Appreciation +5.2/10.0
• 1% rule +4.6/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

Key facts

• Firepit area
• Hot tub
• Gazebo

Tags

• DEDICATED PLAYROOM
• FIREPIT AREA
• DECK
• HOT TUB
• GAZEBO

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/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 $340k (4.2% below list).
• Recommended offer: $312k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 90 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 $4k of equity ($2k loan paydown + $2k appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $99k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 441 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $154k; list at $355k implies a 131% gain — meaningful room to come down on a strong offer.

Recommended offer $312,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 441 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.96% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.95%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $359,204
• List price: $355,000
• Delta: -1.17%
• 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
122 Cranberry Dr	0.34mi	3/2.5 (-1)	1,856 (+3%)	3mo	$340,000	$183	71
130 Cranberry Dr	0.33mi	3/2.5 (-1)	1,804 (+0%)	12mo	$370,000	$205	69
124 Elm Dr	0.13mi	3/2.0 (-1)	1,676 (-7%)	8mo	$385,000	$230	68
5266 Beechwood Rd	0.36mi	4/3.0	1,882 (+5%)	10mo	$370,000	$197	66
108 Cranberry Dr	0.36mi	3/2.5 (-1)	1,855 (+3%)	21mo	$329,900	$178	55
142 Driftwood Dr	0.53mi	3/2.0 (-1)	1,982 (+10%)	4mo	$370,000	$187	48
170 George Dr	0.52mi	3/3.0 (-1)	1,672 (-7%)	12mo	$405,000	$242	47
140 Anna Rd	0.53mi	3/2.0 (-1)	1,973 (+10%)	8mo	$279,000	$141	45
5212 Beechwood Rd	0.25mi	3/2.0 (-1)	1,561 (-13%)	20mo	$329,000	$211	42
1243 Old Farm Rd	0.52mi	3/2.5 (-1)	1,952 (+8%)	21mo	$318,000	$163	40
110 Anna Rd	0.46mi	3/2.0 (-1)	1,944 (+8%)	24mo	$455,000	$234	38
210 George Dr	0.60mi	3/2.0 (-1)	1,536 (-15%)	6mo	$342,000	$223	36

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.13×
• Total profit: $13,099
• Equity at exit: $111,466

10-year hold

• IRR: 7.7%
• Equity multiple: 1.88×
• Total profit: $87,277
• Equity at exit: $140,877

Cash invested: $99,400 (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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$365 /mo · $4,382/yr
• Insurance: −$148
• HOA: −$67
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $244

Break-even live

Break-even rent $3,091

Max offer price $355,000

Occupancy floor 88%

Sensitivity live

Price	-10% $445	-5% $345	+0% $244	+5% $144	+10% $43
Rent	-10% $-24	-5% $110	+0% $244	+5% $379	+10% $513
Rate	-1.0pp $423	-0.5pp $335	base $244	+0.5pp $152	+1.0pp $59

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Driftwood Dr Blakeslee, PA	5.0	2.5	2603	$3,400	$1.31	45d	1	0.41mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 25 events

1. 2026-06-21
   days on market $355,000 Active 441 DOM
2. 2026-06-18
   days on market $355,000 Active 438 DOM
3. 2026-06-17
   days on market $355,000 Active 437 DOM
4. 2026-06-16
   days on market $355,000 Active 436 DOM
5. 2026-06-15
   days on market $355,000 Active 435 DOM
6. 2026-06-14
   days on market $355,000 Active 433 DOM
7. 2026-06-13
   days on market $355,000 Active 432 DOM
8. 2026-06-10
   days on market $355,000 Active 430 DOM
9. 2026-06-08
   days on market $355,000 Active 428 DOM
10. 2026-06-07
    days on market $355,000 Active 427 DOM
11. 2026-06-02
    days on market $355,000 Active 422 DOM
12. 2026-06-01
    days on market $355,000 Active 421 DOM
13. 2026-05-31
    days on market $355,000 Active 420 DOM
14. 2026-05-30
    days on market $355,000 Active 419 DOM
15. 2026-03-04
    status Active 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

16. 2026-03-04
    price $355,000 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

17. 2026-01-30
    status Pending 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

18. 2026-01-24
    price $345,000 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

19. 2025-05-17
    price $360,000 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

20. 2025-02-06
    listed $375,000 Active 982-char remark

    Show marketing remark (982 chars)

    BACK ON MARKET DUE TO BUYER'S FINANCING This charming 4-bedroom, 2.5-bathroom furnished colonial is the perfect opportunity for an investment property, Airbnb, or a full-time family home. Situated on a nearly half-acre level lot, this home offers plenty of space both inside and out. The first floor features a bedroom, while the remaining three bedrooms are located on the second floor, providing a flexible layout. A dedicated playroom adds extra space for entertainment or relaxation. Outside, the expansive yard includes a firepit area, a trampoline, and ample room for outdoor activities. The deck is perfect for entertaining, complete with a hot tub and gazebo for year-round enjoyment. Conveniently located just five minutes from shopping and ski areas, this property offers easy access to year-round recreation and amenities. Whether you're looking for a primary residence or a profitable short-term rental, this home is a fantastic opportunity. Schedule your showing today!

21. 2020-07-17
    soldstatus $154,000
22. 2020-07-14
    soldstatus $154,000 239-char remark

    Show marketing remark (239 chars)

    WELCOME HOME! Beautiful single family house on a quiet, peaceful street in Greenwood Acres. Conveniently located in the heart of the Poconos, just miles from Pocono Raceway, The Crossings Outlet Mall, Kalahari, and other local attractions.

23. 2020-06-02
    listed $160,000 239-char remark

    Show marketing remark (239 chars)

    WELCOME HOME! Beautiful single family house on a quiet, peaceful street in Greenwood Acres. Conveniently located in the heart of the Poconos, just miles from Pocono Raceway, The Crossings Outlet Mall, Kalahari, and other local attractions.

24. 2012-10-01
    soldstatus $129,000
25. 2003-12-23
    soldstatus $955,301

ⓘ 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: $4,382 · $365/mo
• Projected year-2 tax: $4,995 · $416/mo
• Expected delta: +$614/yr (+$51/mo · 14.0%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$19,886
• − Property taxes: −$4,382
• − Insurance: −$1,775
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$804
• − Depreciation: −$10,327
• Taxable loss: −$2,902
• Est. tax savings @ 24.0%: +$696
• After-tax cash flow: $3,628/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 — Tobyhanna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 4,373

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 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 2%

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: ▲ 0.47%
• Current HPI: 181.9087
• 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

-62.8% since first listed

11 events — show timeline

• 2026-03-04 Relisted — PMAR
• 2026-03-04 Price Changed $355,000 PMAR
• 2026-01-30 Pending — PMAR
• 2026-01-24 Price Changed $345,000 PMAR
• 2025-05-17 Price Changed $360,000 PMAR
• 2025-02-06 Listed $375,000 PMAR
• 2020-07-17 Sold (Public Records) $154,000 Public Records
• 2020-07-14 Sold (MLS) $154,000 PMAR
• 2020-06-02 Listed $160,000 PMAR
• 2012-10-01 Sold (Public Records) $129,000 Public Records
• 2003-12-23 Sold (Public Records) $955,301 Public Records

Property tax history

+0.3%/yr

Latest (2026): $4,382 · +3.3% YoY. Source: county tax records.