7280 Moss Dr · Pocono, PA 18370

$324,900

5 bd · 3.0 ba · 1,872 sqft · SingleFamily public records · 117 Days on market

Built 2015 1.18 ac lot $174/sqft · 15% above area Est $431k · 25% under ↓ 4% since listing

---

Why this score? — see what drove the D 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
• Appreciation +6.0/10.0
• Cash flow +5.9/30.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

Key facts

• 1.18 acre lot
• 2 garage spots
• Built 2015

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-631 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (34.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (33.3% below list).
• Recommended offer: $213k (34.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 22 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $6k appreciation (2.0% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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 117 days — a 9% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $213,418 (34.3% 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 117 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.67% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.32%
• DSCR: 0.63
• GRM: 12.5

CMA / ARV

• ARV (median comp): $431,405
• List price: $324,900
• Delta: -24.69%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7319 Moss Dr	0.18mi	4/2.0 (-1)	1,938 (+4%)	10mo	$288,000	$149	68
166 Applewood Dr	0.33mi	4/2.5 (-1)	2,000 (+7%)	7mo	$310,000	$155	60
116 Coral Ln	0.41mi	4/2.0 (-1)	1,664 (-11%)	19mo	$270,000	$162	38

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

Projected returns pro-forma

1.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.8%
• Equity multiple: 0.80×
• Total profit: $-18,423
• Equity at exit: $127,514

10-year hold

• IRR: 1.1%
• Equity multiple: 1.15×
• Total profit: $13,598
• Equity at exit: $183,135

Cash invested: $90,972 (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 18370

• Home prices YoY: 1.2%
• Active inventory: 22
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,167 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$504 /mo · $6,044/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-631

Break-even live

Break-even rent $2,966

Max offer price $213,418

Occupancy floor —

Sensitivity live

Price	-10% $-447	-5% $-539	+0% $-631	+5% $-723	+10% $-815
Rent	-10% $-802	-5% $-717	+0% $-631	+5% $-545	+10% $-460
Rate	-1.0pp $-467	-0.5pp $-548	base $-631	+0.5pp $-715	+1.0pp $-801

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-22
   days on market $324,900 Active 117 DOM
2. 2026-06-21
   days on market $324,900 Active 116 DOM
3. 2026-06-18
   days on market $324,900 Active 113 DOM
4. 2026-06-17
   days on market $324,900 Active 112 DOM
5. 2026-06-16
   days on market $324,900 Active 111 DOM
6. 2026-06-15
   days on market $324,900 Active 110 DOM
7. 2026-06-14
   days on market $324,900 Active 108 DOM
8. 2026-06-13
   days on market $324,900 Active 107 DOM
9. 2026-06-10
   days on market $324,900 Active 105 DOM
10. 2026-06-08
    days on market $324,900 Active 103 DOM
11. 2026-06-07
    days on market $324,900 Active 102 DOM
12. 2026-06-02
    days on market $324,900 Active 97 DOM
13. 2026-06-01
    days on market $324,900 Active 96 DOM
14. 2026-05-31
    days on market $324,900 Active 95 DOM
15. 2026-05-30
    days on market $324,900 Active 94 DOM
16. 2026-05-04
    price $334,900 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

17. 2026-04-14
    status Active 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

18. 2026-04-10
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

19. 2026-03-13
    status Active 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

20. 2026-03-09
    status Pending 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

21. 2026-02-18
    listed $349,900 Active 400-char remark

    Show marketing remark (400 chars)

    Bring your vision to this spacious COLONIAL offering 5BEDS/5.5BATHS with generous living space . Featuring a classic layout with formal dining and living room area w/ STONE fireplace, large primary bedroom w/ bath suite, full basement and more. Perfect for Investors or buyers to reinvent and bring this home back to it's original charm. Home is being Sold -As . Schedule your private showing today!

ⓘ 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: $6,044 · $504/mo
• Projected year-2 tax: $6,044 · $504/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 ≥92°F today · 16 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: $26,002
• − Mortgage interest: −$18,199
• − Property taxes: −$6,044
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,080
• − Management: −$2,080
• − Depreciation: −$9,452
• Taxable loss: −$13,478
• Est. tax savings @ 24.0%: +$3,235
• After-tax cash flow: $-4,338/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 — Pocono

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

Census & demographics

• Population (ZIP): 867

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: Predominantly White (66%)
• Race & ethnicity: White 66% Black 21% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Russian 5% Scandinavian 1% Hungarian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 5%

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: ▲ 1.96%
• Current HPI: 165.9747
• 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

-4.3% since first listed

6 events — show timeline

• 2026-05-04 Price Changed $334,900 PMAR
• 2026-04-14 Relisted — PMAR
• 2026-04-10 Pending — PMAR
• 2026-03-13 Relisted — PMAR
• 2026-03-09 Pending — PMAR
• 2026-02-18 Listed $349,900 PMAR

Property tax history

+0.1%/yr

Latest (2026): $6,044 · +2.1% YoY. Source: county tax records.