337 Crewe Ct · Lehman, PA 18324

$169,900

2 bd · 1.5 ba · 985 sqft · Condo public records · 117 Days on market

Built 1985 $172/sqft · 36% above area Est $147k · 16% over $212/mo HOA · 11% 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 +19.6/30.0
• Appreciation +6.8/10.0
• 1% rule +6.6/10.0
• DSCR +6.2/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.4/15.0

Listing remarks MLS

The Falls At Saw Creek Newly updated 2 bedroom, 2 bath Townhouse. The unit has a cozy wood burning Fireplace, new Laminate flooring, new appliances, new kitchen, roof only2 years old, newer windows and deck. Ready for a new owner to enjoy. Ammenities include basketball, outdoor pool, tennis, garbage, snow removal, shoveling and road manintenance.

Key facts

• New kitchen
• Roof only2 years old
• New appliances

Tags

• WOOD BURNING FIREPLACE
• NEW LAMINATE FLOORING
• NEW APPLIANCES
• NEW KITCHEN
• ROOF ONLY2 YEARS OLD
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% 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.
• 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: 293 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.5% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, 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 117 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $29k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $170k implies a 309% gain — meaningful room to come down on a strong offer.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.16% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 7.2

CMA / ARV

• ARV (median comp): $146,797
• List price: $169,900
• Delta: 15.74%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

3.51% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.79×
• Total profit: $37,616
• Equity at exit: $81,281

10-year hold

• IRR: 15.1%
• Equity multiple: 3.34×
• Total profit: $111,167
• Equity at exit: $129,204

Cash invested: $47,572 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 293
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,968 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$186 /mo · $2,230/yr
• Insurance: −$71
• HOA: −$212
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $195

Break-even live

Break-even rent $1,721

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $291	-5% $243	+0% $195	+5% $147	+10% $99
Rent	-10% $39	-5% $117	+0% $195	+5% $273	+10% $350
Rate	-1.0pp $280	-0.5pp $238	base $195	+0.5pp $151	+1.0pp $106

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $212 · $2,544/yr
• Likely covers: trashsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-21
   days on market $169,900 Active 117 DOM
2. 2026-06-19
   days on market $169,900 Active 115 DOM
3. 2026-06-18
   days on market $169,900 Active 114 DOM
4. 2026-06-17
   days on market $169,900 Active 113 DOM
5. 2026-06-16
   days on market $169,900 Active 112 DOM
6. 2026-06-15
   days on market $169,900 Active 111 DOM
7. 2026-06-14
   days on market $169,900 Active 109 DOM
8. 2026-06-13
   remarks 640-char remark
9. 2026-06-13
   pricedays on market $169,900 Active 108 DOM
10. 2026-06-10
    days on market $179,900 Active 106 DOM
11. 2026-06-09
    days on market $179,900 Active 105 DOM
12. 2026-06-08
    days on market $179,900 Active 104 DOM
13. 2026-06-07
    days on market $179,900 Active 103 DOM
14. 2026-06-05
    days on market $179,900 Active 100 DOM
15. 2026-06-03
    remarks 534-char remark
16. 2026-06-03
    price $179,900 Active 98 DOM
17. 2026-06-02
    days on market $184,900 Active 98 DOM
18. 2026-06-01
    days on market $184,900 Active 97 DOM
19. 2026-05-31
    days on market $184,900 Active 96 DOM
20. 2026-05-30
    days on market $184,900 Active 95 DOM
21. 2026-03-25
    price $189,900 349-char remark

    Show marketing remark (349 chars)

    The Falls At Saw Creek Newly updated 2 bedroom, 2 bath Townhouse. The unit has a cozy wood burning Fireplace, new Laminate flooring, new appliances, new kitchen, roof only2 years old, newer windows and deck. Ready for a new owner to enjoy. Ammenities include basketball, outdoor pool, tennis, garbage, snow removal, shoveling and road manintenance.

22. 2026-02-21
    listed $199,000 Active 349-char remark

    Show marketing remark (349 chars)

    The Falls At Saw Creek Newly updated 2 bedroom, 2 bath Townhouse. The unit has a cozy wood burning Fireplace, new Laminate flooring, new appliances, new kitchen, roof only2 years old, newer windows and deck. Ready for a new owner to enjoy. Ammenities include basketball, outdoor pool, tennis, garbage, snow removal, shoveling and road manintenance.

23. 2025-09-03
    listed $149,900 Active
24. 2016-03-23
    listed $24,000
25. 2000-11-22
    soldstatus $41,500
26. 2000-11-21
    soldstatus $41,500
27. 2000-04-27
    listed $47,900

ⓘ 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: $2,230 · $186/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: +$227/yr (+$19/mo · 10.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $23,613
• − Mortgage interest: −$9,517
• − Property taxes: −$2,230
• − Insurance: −$850
• − Repairs & maintenance: −$1,889
• − Management: −$1,889
• − HOA: −$2,544
• − Depreciation: −$4,943
• Taxable loss: −$249
• Est. tax savings @ 24.0%: +$60
• After-tax cash flow: $2,398/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 — Lehman

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

Census & demographics

• Census place: Saw Creek, PA
• Population (ZIP): 9,591

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 21% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 12% Cuban 3% Dominican 5%
• Common ancestry: Romanian 2% Estonian 1% Lithuanian 1%
• Foreign-born: 19% · Canada, South Korea
• Languages at home: 69% English-only · Spanish 19% Russian/Polish/Slavic 4% French/Haitian/Cajun 3%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.51%
• Current HPI: 243.6754
• 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

+296.5% since first listed

7 events — show timeline

• 2026-03-25 Price Changed $189,900 PMAR
• 2026-02-21 Listed $199,000 PMAR
• 2025-09-03 Listed $149,900 PMAR
• 2016-03-23 Listed $24,000 PMAR
• 2000-11-22 Sold (Public Records) $41,500 Public Records
• 2000-11-21 Sold (MLS) $41,500 PMAR
• 2000-04-27 Listed $47,900 PMAR

Property tax history

+1.0%/yr

Latest (2026): $2,230 · +1.6% YoY. Source: county tax records.