1197 Hunters Woods Dr · Penn Estates, PA 18301

$239,000

3 bd · 2.5 ba · 1,184 sqft · SingleFamily public records · 8 Days on market

Built 1999 0.51 ac lot $202/sqft · 10% above area Est $333k · 28% under $122/mo HOA · 5% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do Not Wait To See This Spacious Bi Level Home Backing To Protected Greenbelt In Amenity Filled Penn Estates! Set on a quiet wooded parcel in one of the Poconos' most sought after gated communities, this 3 bedroom, 2.5 bath home offers flexible living space, a large 2 car garage and peaceful privacy just minutes from East Stroudsburg University, shopping, dining, Route 80 and the Delaware Water Gap National Recreation Area. The main level features a bright and comfortable living room with oversized windows bringing in natural light, flowing easily into the dining area and functional kitchen with abundant cabinet space and room for casual dining. The layout offers nicely sized bedrooms including a spacious primary suite with private bath. Downstairs, the finished lower level recreation room provides excellent bonus space for a media room, game room, office, workout area or guest overflow with direct access to the garage and laundry area. Step outside and enjoy the natural setting with community greenbelt directly behind the property creating additional privacy and wooded views. Penn Estates residents enjoy access to pools, lakes, tennis courts, playgrounds, security and more, making this an ideal full time residence, vacation home or investment opportunity in the heart of the Pocono Mountains. Priced under $240k, this one won't last - Call Today To Schedule Your Private Tour!

Key facts

• Access to lakes
• Access to pools
• Finished lower level

Tags

• FINISHED LOWER LEVEL
• AMENITY FILLED COMMUNITY
• ACCESS TO POOLS
• ACCESS TO LAKES
• ACCESS TO TENNIS COURTS
• ACCESS TO PLAYGROUNDS

Property features AI

Finance

• HOA & community: Association fee $1,466 annually

Exterior

• Parking: Attached 2-car garage; Driveway parking; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction; Vinyl siding; Asphalt/fiberglass roof; Basement (daylight, full, concrete)
• Construction: New construction; Vinyl siding construction; Basement foundation
• Exterior features: Deck; Porch; Partially wooded lot; Flat lot

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator; Dishwasher; Kitchen island; Eat-in kitchen / breakfast nook
• Bedrooms: Primary bedroom with en-suite (first level); Two additional bedrooms (first level)
• Flooring: Carpet; Luxury vinyl / luxury vinyl plank; Tile
• Bathrooms: Two full bathrooms; One half bathroom (lower level)
• Heating & cooling: Electric baseboard heating; 200+ amp electrical service
• Interior features: Dining area; Entrance foyer; Eat-in kitchen; Family room located on lower level; Kitchen island
• Laundry & utility: Washer; Dryer; Laundry room on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $37 ($444/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 $232k (3.1% below list).
• Recommended offer: $232k (3.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Penn Estates — 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 68/100 on livability (#915 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: health & safety D, schools D-, amenities 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: Rents rising fast (+10.4%/yr); 196 active listings in the ZIP; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• This rent runs 31% of the median local income ($91k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $231,644 (3.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 0.97% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (median comp): $332,678
• List price: $239,000
• Delta: -28.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-24,010
• Equity at exit: $35,636

10-year hold

• IRR: 6.2%
• Equity multiple: 1.57×
• Total profit: $38,336
• Equity at exit: $20,664

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 18301

• Rents YoY: 10.4%
• Active inventory: 196
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,316 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$318 /mo · $3,817/yr
• Insurance: −$100
• HOA: −$122
• Vacancy / Maint / Mgmt: −$486
• Net cashflow: $37

Break-even live

Break-even rent $2,270

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $105	+0% $37	+5% $-31	+10% $-98
Rent	-10% $-146	-5% $-55	+0% $37	+5% $128	+10% $220
Rate	-1.0pp $157	-0.5pp $98	base $37	+0.5pp $-25	+1.0pp $-88

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: —

HOA detail

• Monthly dues: $122 · $1,464/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 2 events

1. 2026-05-11
   listed $239,000 Active 1397-char remark
2. 2026-05-07
   listed $239,000 Active 1397-char remark

   Show marketing remark (1397 chars)

   Do Not Wait To See This Spacious Bi Level Home Backing To Protected Greenbelt In Amenity Filled Penn Estates! Set on a quiet wooded parcel in one of the Poconos' most sought after gated communities, this 3 bedroom, 2.5 bath home offers flexible living space, a large 2 car garage and peaceful privacy just minutes from East Stroudsburg University, shopping, dining, Route 80 and the Delaware Water Gap National Recreation Area. The main level features a bright and comfortable living room with oversized windows bringing in natural light, flowing easily into the dining area and functional kitchen with abundant cabinet space and room for casual dining. The layout offers nicely sized bedrooms including a spacious primary suite with private bath. Downstairs, the finished lower level recreation room provides excellent bonus space for a media room, game room, office, workout area or guest overflow with direct access to the garage and laundry area. Step outside and enjoy the natural setting with community greenbelt directly behind the property creating additional privacy and wooded views. Penn Estates residents enjoy access to pools, lakes, tennis courts, playgrounds, security and more, making this an ideal full time residence, vacation home or investment opportunity in the heart of the Pocono Mountains. Priced under $240k, this one won't last - Call Today To Schedule Your Private Tour!

ⓘ 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: $3,817 · $318/mo
• Projected year-2 tax: $3,817 · $318/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $27,797
• − Mortgage interest: −$13,388
• − Property taxes: −$3,817
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − HOA: −$1,464
• − Depreciation: −$6,953
• Taxable loss: −$3,467
• Est. tax savings @ 24.0%: +$832
• After-tax cash flow: $1,276/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 — Penn Estates

• Score: 68/100
• State rank: #915
• US rank: #9917

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Penn Estates, PA
• 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

+0.0% since first listed

4 events — show timeline

• 2026-05-19 Pending — PMAR
• 2026-05-19 Pending — GLVRMLS
• 2026-05-11 Listed $239,000 GLVRMLS
• 2026-05-07 Listed $239,000 PMAR

Property tax history

-2.7%/yr

Latest (2026): $3,817 · +2.1% YoY. Source: county tax records.