175 Salisbury Rd · Saw Creek, PA 18324

$209,900

3 bd · 2.0 ba · 1,080 sqft · SingleFamily public records · 178 Days on market

Built 1984 0.28 ac lot $194/sqft · 8% below area Est $252k · 17% under $174/mo HOA · 8% 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 +13.0/30.0
• Appreciation +6.8/10.0
• 1% rule +5.1/10.0
• DSCR +3.9/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a large Primary Bedroom with 2 closets and a balcony, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. There is another bedroom on this floor. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

Key facts

• Propane fireplace
• Gated location
• Loft with balcony

Tags

• GATED LOCATION
• LARGE PRIMARY BEDROOM
• BAMBOO FLOORING
• PROPANE FIREPLACE
• SLIDERS TO FRONT DECK
• LOFT WITH BALCONY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-12 ($-142/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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: 290 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 178 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $184,712 (12.0% 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. It's been on market 178 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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: 1.01% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 8.3

CMA / ARV

• ARV (median comp): $252,167
• List price: $209,900
• Delta: -16.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
167 Dorchester Dr	0.15mi	2/1.0 (-1)	1,080 (0%)	1mo	$195,000	$181	83
172 Dover Drive Dr	0.36mi	3/2.0	1,144 (+6%)	5mo	$160,000	$140	69
210 Dover Dr	0.25mi	3/2.0	1,156 (+7%)	9mo	$235,000	$203	69
5936 Decker Rd	0.57mi	3/2.0	1,080 (0%)	7mo	$218,000	$202	68
114 Salisbury Rd	0.28mi	3/2.0	1,152 (+7%)	12mo	$212,500	$184	66
3126 Snowden Dr	0.33mi	3/2.0	1,008 (-7%)	9mo	$265,000	$263	66
3109 Snowden Dr	0.38mi	3/2.0	1,200 (+11%)	2mo	$260,000	$217	62
244 Canterbury Rd	0.49mi	3/1.0	1,000 (-7%)	1mo	$175,000	$175	60
6228 Decker Rd	0.46mi	3/2.0	1,176 (+9%)	9mo	$292,000	$248	56
5913 NE Decker Rd NE	0.65mi	3/2.0	1,160 (+7%)	9mo	$224,000	$193	50
1086 Hampstead Rd	0.66mi	3/2.0	1,176 (+9%)	7mo	$185,000	$157	48
149 Regent St	0.62mi	3/2.0	1,224 (+13%)	2mo	$228,000	$186	47

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

Projected returns pro-forma

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

5-year hold

• IRR: 8.8%
• Equity multiple: 1.52×
• Total profit: $30,381
• Equity at exit: $100,417

10-year hold

• IRR: 11.1%
• Equity multiple: 2.75×
• Total profit: $102,606
• Equity at exit: $159,622

Cash invested: $58,772 (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: 290
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$323 /mo · $3,876/yr
• Insurance: −$87
• HOA: −$174
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-12

Break-even live

Break-even rent $2,133

Max offer price $207,804

Occupancy floor 96%

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
353 Saunders Dr Unit PA East Stroudsburg, PA	3.0	2.0	1287	$2,200	$1.71	21d	1	0.38mi
104 Condor Dr #1 Tamiment, PA	2.0	2.5	1308	$1,800	$1.38	24d	1	1.46mi

HOA detail

• Monthly dues: $174 · $2,088/yr
• Likely covers: watersewersecurity

Listing history 25 events

1. 2026-06-19
   days on market $209,900 Active 178 DOM
2. 2026-06-18
   days on market $209,900 Active 177 DOM
3. 2026-06-17
   days on market $209,900 Active 176 DOM
4. 2026-06-16
   days on market $209,900 Active 175 DOM
5. 2026-06-15
   days on market $209,900 Active 174 DOM
6. 2026-06-14
   days on market $209,900 Active 172 DOM
7. 2026-06-13
   days on market $209,900 Active 171 DOM
8. 2026-06-10
   days on market $209,900 Active 169 DOM
9. 2026-06-09
   pricedays on market $209,900 Active 168 DOM
10. 2026-06-08
    days on market $216,000 Active 167 DOM
11. 2026-06-07
    days on market $216,000 Active 166 DOM
12. 2026-06-05
    days on market $216,000 Active 163 DOM
13. 2026-06-02
    days on market $216,000 Active 161 DOM
14. 2026-06-01
    days on market $216,000 Active 160 DOM
15. 2026-05-31
    days on market $216,000 Active 159 DOM
16. 2026-05-30
    days on market $216,000 Active 158 DOM
17. 2026-05-06
    price $216,000 598-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

18. 2026-05-06
    price $216,000 587-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

19. 2026-03-10
    price $220,000 598-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

20. 2026-03-10
    price $220,000 587-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

21. 2025-12-23
    listed $225,000 Active 598-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

22. 2025-12-23
    listed $225,000 Active 587-char remark

    Show marketing remark (587 chars)

    SELLER WILL ENTERTAIN ALL REASONABLE OFFERS. Chalet in the gated, amenity filled location of Saw Creek Estates. Enjoy mountain living in this 3 bedroom, 2 bath plus loft home. Main floor has a Primary Bedroom with 2 closets and a balcony, and a another bedroom with closet, Eat-in Kitchen, Bamboo flooring in kitchen and living areas, a propane fireplace with brick surround in the living area, and sliders to the front deck. Upstairs has a loft with a balcony, a full bath with tile floor and stand up shower, and a full bedroom with walk in closet. Home has public sewer & water!

23. 2023-04-27
    soldstatus $202,200
24. 2023-03-10
    price $205,000
25. 2023-01-16
    listed $192,000 Active

ⓘ 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: $3,876 · $323/mo
• Projected year-2 tax: $3,876 · $323/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 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: $25,417
• − Mortgage interest: −$11,758
• − Property taxes: −$3,876
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$2,088
• − Depreciation: −$6,106
• Taxable loss: −$3,526
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $704/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

• 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

+12.5% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $216,000 BRIGHT MLS
• 2026-05-06 Price Changed $216,000 PMAR
• 2026-03-10 Price Changed $220,000 BRIGHT MLS
• 2026-03-10 Price Changed $220,000 PMAR
• 2025-12-23 Listed $225,000 PMAR
• 2025-12-23 Listed $225,000 BRIGHT MLS
• 2023-04-27 Sold (Public Records) $202,200 Public Records
• 2023-03-10 Price Changed $205,000 PMAR
• 2023-01-16 Listed $192,000 PMAR

Property tax history

+1.0%/yr

Latest (2026): $3,876 · +1.6% YoY. Source: county tax records.