5062 Pine Ridge Rd N · Saw Creek, PA 18302

$159,500

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 91 Days on market

Built 1976 0.58 ac lot Est $215k · 26% under $105/mo HOA · 5% of rent

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Why this score? — see what drove the B- 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.3/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLER VERY MOTIVATED: BRING ALL OFFERS Welcome to 5062 Pine Ridge Rd, a single-family chalet nestled in the Lake of the Pines community -- perfectly positioned for those seeking serene Pocono Mountain living with everyday convenience. Thisvalue-addd home boasts approximately 1,152 sq ft of living space, featuring 2 bedrooms and 1 bath, great loft and space for a 3rd bedroom upstairs. Step inside to discover a classic chalet-style layout ready for personalization. With a living space that flows easily from room to room, there's plenty of room for comfortable living and entertaining. Bonus features include eat-in kitchen space, cozy common areas and room to upgrade finishes to match your st

Key facts

• Eat-in kitchen space
• Generous level lot
• 0.58 acre lot

Tags

• EAT-IN KITCHEN SPACE
• PRIVATE WOODED COMMUNITY
• GENEROUS LEVEL LOT
• EASY ACCESS TO ROUTES
• CLOSE TO SHAWNEE MOUNTAIN
• CLOSE TO DELAWARE RIVER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $145k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.3% in Saw Creek — 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 59/100 on livability (#1,538 in PA) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety 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: 271 active listings in the ZIP; 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.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $145,145 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.23% ✓
• Cap rate: 8.73%
• Cash-on-cash: 8.70%
• DSCR: 1.39
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1121 Kingbird Trl	0.62mi	2/1.0	1,116 (-3%)	9mo	$230,000	$206	59
102 Longshore Cir	0.39mi	3/2.0 (+1)	1,248 (+8%)	4mo	$294,000	$236	56
128 N Pinewood Dr	0.27mi	3/2.0 (+1)	1,196 (+4%)	19mo	$399,000	$334	56
2165 Woodchuck Ln	0.72mi	3/2.0 (+1)	1,193 (+4%)	1mo	$180,000	$151	50
2520 Mcewan Blvd	0.67mi	3/1.5 (+1)	1,144 (-1%)	16mo	$214,000	$187	47
2331 Woodcrest Dr	0.59mi	2/1.0	1,042 (-10%)	21mo	$169,900	$163	39
2214 June Rd	0.70mi	2/1.0	1,008 (-12%)	22mo	$182,500	$181	28

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.0%
• Equity multiple: 0.89×
• Total profit: $-5,121
• Equity at exit: $23,782

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $22,527
• Equity at exit: $13,791

Cash invested: $44,660 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$221 /mo · $2,658/yr
• Insurance: −$66
• HOA: −$105
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $324

Break-even live

Break-even rent $1,556

Max offer price $159,500

Occupancy floor 79%

Sensitivity live

Price	-10% $414	-5% $369	+0% $324	+5% $279	+10% $233
Rent	-10% $168	-5% $246	+0% $324	+5% $401	+10% $479
Rate	-1.0pp $404	-0.5pp $364	base $324	+0.5pp $282	+1.0pp $240

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $105 · $1,260/yr

Listing history 16 events

1. 2026-04-17
   status Pending
2. 2026-03-23
   price $159,500
3. 2026-01-14
   listed $169,000 Active
4. 2025-09-03
   status Active
5. 2025-08-18
   status Pending
6. 2025-08-01
   listed $145,000 Active
7. 2025-06-09
   price $152,000
8. 2025-04-14
   price $154,000
9. 2025-02-11
   status Active
10. 2025-01-21
    status Pending
11. 2024-11-14
    price $159,000
12. 2024-10-18
    price $167,000
13. 2024-09-09
    price $179,500
14. 2024-08-28
    listed $189,000 Active
15. 2004-08-06
    soldstatus $131,500
16. 1998-04-03
    soldstatus $50,000

ⓘ 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: $2,658 · $221/mo
• Projected year-2 tax: $2,658 · $221/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $23,591
• − Mortgage interest: −$8,934
• − Property taxes: −$2,658
• − Insurance: −$798
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$1,260
• − Depreciation: −$4,640
• Taxable income: $1,527
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,518/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 — Saw Creek

• Score: 59/100
• State rank: #1538
• US rank: #20241

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+219.0% since first listed

16 events — show timeline

• 2026-04-17 Pending — PMAR
• 2026-03-23 Price Changed $159,500 PMAR
• 2026-01-14 Listed $169,000 PMAR
• 2025-09-03 Relisted — PMAR
• 2025-08-18 Pending — PMAR
• 2025-08-01 Listed $145,000 PMAR
• 2025-06-09 Price Changed $152,000 PMAR
• 2025-04-14 Price Changed $154,000 PMAR
• 2025-02-11 Relisted — PMAR
• 2025-01-21 Pending — PMAR
• 2024-11-14 Price Changed $159,000 PMAR
• 2024-10-18 Price Changed $167,000 PMAR
• 2024-09-09 Price Changed $179,500 PMAR
• 2024-08-28 Listed $189,000 PMAR
• 2004-08-06 Sold (Public Records) $131,500 Public Records
• 1998-04-03 Sold (Public Records) $50,000 Public Records

Property tax history

-1.7%/yr

Latest (2026): $2,658 · +1.6% YoY. Source: county tax records.