326 Ginger Ln · Arlington Heights, PA 18301

$174,900

2 bd · 1.0 ba · 1,088 sqft · SingleFamily public records · 14 Days on market

Built 1966 1.03 ac lot $161/sqft · at area comps Est $168k · at est.

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +6.1/10.0
• ARV discount +5.5/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in a PEACEFUL setting, this 2bd Ranch offers a rare opportunity to own a home w/ INCREDIBLE potential & an UNBEATABLE backdrop. The open layout is highlighted by a SPACIOUS Living Room w/ soaring wood beam ceilings & a classic brick wood-burning fireplace, creating a warm & inviting focal point. The Living area flows seamlessly into the Kitchen w/ a breakfast bar perfect for casual dining or entertaining. One of the bedrooms features charming French doors & sliders leading out to a private deck, blending indoor & outdoor living. Set on a generously sized lot, the PROPERTY TRULY SHINES w/ its outdoor features. A circular driveway provides easy access &a

Key facts

• Private deck
• Open layout
• Wood beam ceilings

Tags

• OPEN LAYOUT
• WOOD BEAM CEILINGS
• BRICK WOOD-BURNING FIREPLACE
• BREAKFAST BAR
• PRIVATE DECK
• CIRCULAR DRIVEWAY

Property features AI

Finance

• Other: Lot is approximately 1.03 acres; Lot features include greenbelt, level yard, and backyard; Paved public road frontage (state road); Zoned R-1 (residential)

Exterior

• Parking: Open parking for 5 vehicles; Circular driveway; Driveway (gravel, unpaved); Off-street parking
• Security: Security system
• Utilities: Well water (shared well; see remarks); Septic tank; 150 amp electric service with circuit breakers
• Home design: Single-family house; Faces southwest; Residential property
• Construction: Vinyl siding; Asphalt roof; Block foundation; Built as a single-story (above-grade finished area listed)
• Exterior features: Deck; Shed(s); Has view; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Water heater
• Bedrooms: Total rooms: 4
• Flooring: Wood floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s) for cooling
• Interior features: Breakfast bar; Beamed ceilings; High ceilings; Ceiling fan(s); Insulated windows; Unfurnished
• Laundry & utility: No laundry hook-ups inside; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 8.1% vs local median 3.4% in Arlington Heights — 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 (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, schools F.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 199 active listings in the ZIP; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1966 — 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 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?
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: 1.11% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.59%
• DSCR: 1.29
• GRM: 7.5

CMA / ARV

• ARV (median comp): $167,536
• List price: $174,900
• Delta: 4.40%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Ginger Ln	0.00mi	2/1.0	1,088 (0%)	0mo	$160,000	$147	100

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

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-930
• Equity at exit: $26,078

10-year hold

• IRR: 14.0%
• Equity multiple: 2.39×
• Total profit: $68,049
• Equity at exit: $15,122

Cash invested: $48,972 (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 18301

• Rents YoY: 10.4%
• Active inventory: 199
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,936 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$271 /mo · $3,247/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $269

Break-even live

Break-even rent $1,596

Max offer price $174,900

Occupancy floor 81%

Sensitivity live

Price	-10% $368	-5% $318	+0% $269	+5% $219	+10% $170
Rent	-10% $116	-5% $192	+0% $269	+5% $345	+10% $422
Rate	-1.0pp $357	-0.5pp $313	base $269	+0.5pp $223	+1.0pp $177

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending 1178-char remark
2. 2026-04-23
   listed $174,900 Active 1178-char remark
3. 1986-10-21
   soldstatus $53,000

ⓘ 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: $3,247 · $271/mo
• Projected year-2 tax: $3,247 · $271/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥98°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $23,232
• − Mortgage interest: −$9,797
• − Property taxes: −$3,247
• − Insurance: −$874
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$5,088
• Taxable income: $508
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $3,103/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

Amenities D Commute B- 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

• County: Monroe County · 59,057 people
• Metro: East Stroudsburg, PA
• Population (ZIP): 28,977
• Household income: $90,522
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 672.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 18% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 9% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -109.90%
• Current HPI: 154.4762
• Rent YoY: ▲ 10.44%
• Metro: East Stroudsburg, PA
• 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

+201.9% since first listed

4 events — show timeline

• 2026-06-12 Sold (MLS) $160,000 PMAR
• 2026-05-07 Pending — PMAR
• 2026-04-23 Listed $174,900 PMAR
• 1986-10-21 Sold (Public Records) $53,000 Public Records

Property tax history

+2.5%/yr

Latest (2026): $3,247 · +1.6% YoY. Source: county tax records.