1881 Beverly Ct · Pocono Springs, PA 18466

$239,000

2 bd · 2.0 ba · 902 sqft · SingleFamily public records · 23 Days on market

Built 1980 0.35 ac lot $265/sqft · 32% above area Est $229k · at est. $149/mo HOA · 8% of rent

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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 +11.3/30.0
• Appreciation +6.2/10.0
• ARV discount +5.6/15.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Tucked away on a quiet cul-de-sac, this updated 3-bedroom, 2-bath chalet offers the perfect blend of comfort and community living. A perfect option for a primary residence, vacation home, or investment. Located in an amenity filled community in a prime location in the Poconos.

Key facts

• Updated
• Cul-de-sac
• Prime location

Tags

• CUL-DE-SAC
• UPDATED
• AMENITY FILLED COMMUNITY
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (listed annually); Community amenities include clubhouse, dog park, playground, tennis courts, basketball court and pool

Exterior

• Parking: Driveway; 4 open parking spaces
• Utilities: Public water; Private sewer
• Home design: Residential single-family home
• Construction: Crawl space basement
• Exterior features: Deck; Shed(s); Cul-de-sac lot; Paved road; Private maintained road

Interior

• Kitchen: Electric range; Dishwasher; Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan cooling
• Interior features: Furnished; Wood-burning fireplace in the living room
• Laundry & utility: Washer and dryer; Laundry in common area on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (19.2% below list).
• Recommended offer: $193k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#560 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $7k 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 ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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 $135k; list at $239k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $193,181 (19.2% 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. 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. 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?
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: 0.81% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $229,481
• List price: $239,000
• Delta: 4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Winding Way	0.19mi	3/1.0 (+1)	864 (-4%)	14mo	$163,000	$189	64
2638 Foxledge Dr	0.36mi	3/2.0 (+1)	1,021 (+13%)	1mo	$190,000	$186	56
1259 Winding Way	0.20mi	3/1.0 (+1)	1,026 (+14%)	6mo	$184,900	$180	54
1105 Knollwood Dr	0.35mi	2/1.5	1,010 (+12%)	16mo	$175,800	$174	49
1575 Black Birch Way	0.60mi	3/2.0 (+1)	1,032 (+14%)	15mo	$212,000	$205	31

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: 4.1%
• Equity multiple: 1.23×
• Total profit: $15,165
• Equity at exit: $98,915

10-year hold

• IRR: 7.6%
• Equity multiple: 2.08×
• Total profit: $72,137
• Equity at exit: $146,098

Cash invested: $66,920 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,932 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$100
• HOA: −$149
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-88

Break-even live

Break-even rent $2,043

Max offer price $223,481

Occupancy floor 100%

Sensitivity live

Price	-10% $47	-5% $-20	+0% $-88	+5% $-155	+10% $-223
Rent	-10% $-240	-5% $-164	+0% $-88	+5% $-12	+10% $65
Rate	-1.0pp $33	-0.5pp $-27	base $-88	+0.5pp $-150	+1.0pp $-213

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	15d	1	0.30mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	9d	1	0.39mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	1.25mi

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 18 events

1. 2026-05-11
   status Pending 277-char remark
2. 2026-04-17
   listed $239,000 Active 277-char remark
3. 2026-01-24
   listed $255,000 Active
4. 2024-08-23
   historical $1,900
5. 2024-07-10
   listed $1,900
6. 2021-08-04
   soldstatus $135,000
7. 2021-08-02
   soldstatus $135,000
8. 2021-05-28
   listed $139,000
9. 2019-05-18
   listed $69,927
10. 2018-06-01
    soldstatus $31,900
11. 2018-05-12
    listed $39,900
12. 2015-03-12
    soldstatus $19,000
13. 2015-02-03
    listed $19,900
14. 2006-12-15
    soldstatus $150,000
15. 2005-11-14
    soldstatus $105,894
16. 2005-11-08
    soldstatus $105,894
17. 2005-09-01
    listed $99,900
18. 1999-09-29
    soldstatus $42,106

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$1,216/yr (+$101/mo · 90.4%)

ⓘ 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 1/10 Low 7 d/yr ≥90°F today · 15 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: $23,182
• − Mortgage interest: −$13,388
• − Property taxes: −$1,345
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − HOA: −$1,788
• − Depreciation: −$6,953
• Taxable loss: −$5,195
• Est. tax savings @ 24.0%: +$1,247
• After-tax cash flow: $193/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 — Pocono Springs

• Score: 73/100
• State rank: #560
• US rank: #5263

Category grades

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

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

+467.6% since first listed

18 events — show timeline

• 2026-05-11 Pending — PMAR
• 2026-04-17 Listed $239,000 PMAR
• 2026-01-24 Listed $255,000 PMAR
• 2024-08-23 Rental Removed $1,900 Avail
• 2024-07-10 Listed for Rent $1,900 Avail
• 2021-08-04 Sold (Public Records) $135,000 Public Records
• 2021-08-02 Sold (MLS) $135,000 PMAR
• 2021-05-28 Listed $139,000 PMAR
• 2019-05-18 Listed $69,927 PMAR
• 2018-06-01 Sold (MLS) $31,900 PMAR
• 2018-05-12 Listed $39,900 PMAR
• 2015-03-12 Sold (MLS) $19,000 PMAR
• 2015-02-03 Listed $19,900 PMAR
• 2006-12-15 Sold (Public Records) $150,000 Public Records
• 2005-11-14 Sold (Public Records) $105,894 Public Records
• 2005-11-08 Sold (MLS) $105,894 PMAR
• 2005-09-01 Listed $99,900 PMAR
• 1999-09-29 Sold (Public Records) $42,106 Public Records

Property tax history

-6.4%/yr

Latest (2026): $1,345 · +3.2% YoY. Source: county tax records.