109 Colleen Dr · Sierra View, PA 18610

$339,900

4 bd · 2.5 ba · 1,856 sqft · SingleFamily public records · 8 Days on market

Built 1998 1.65 ac lot Est $321k · 6% over

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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).

• Cash flow +9.3/30.0
• Appreciation +5.2/10.0
• ARV discount +4.9/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Colonial with no HOA featuring 3-bedrooms and 2.5-bathrooms, beautifully seated on 1.65 acres just moments from Route 115. This brick-front home offers strong curb appeal with a nice 2-car garage and around back you will find a nice sized deck ready for its new summer BBQs, all while enjoying beautiful mountain views, such an ideal setting for relaxation or entertaining! Walk inside to find a very functional layout offering generous living space, including a formal living room, spacious family room, eat-in kitchen, and dedicated dining area. The second level offers a primary suite with private bathroom, along with two nicely sized bedrooms and a full bathroom. Property is being sold as is.

Key facts

• 1.65 acre lot
• Garage
• Built 1998

Property features AI

Exterior

• Parking: Attached garage
• Utilities: Well water; Septic tank
• Home design: Two-story home; Above-grade finished area reported
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Year built details unknown
• Exterior features: Lot approximately 1.65 acres; Zoned R1

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Eat-in kitchen with breakfast nook
• Bedrooms: Bedrooms located on the second floor (multiple bedrooms)
• Bathrooms: Two full bathrooms; One half bathroom (on the first floor)
• Heating & cooling: Electric heating
• Interior features: Breakfast area; Dining area; Separate/formal dining room; Eat-in kitchen
• Laundry & utility: Laundry room (first floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (23.7% below list).
• Recommended offer: $259k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Sierra View — 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 62/100 on livability (#1,371 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: health & safety D, schools F, 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: 90 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($2k loan paydown + $2k appreciation (0.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y ago 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.
• Current owner paid $275k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $259,211 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $321,088
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 Quiet Hills Ln	0.37mi	3/2.0 (-1)	1,788 (-4%)	8mo	$385,000	$215	63
319 Russell Ct	0.28mi	4/2.5	1,924 (+4%)	22mo	$318,000	$165	63
1518 Anne Ln Ln Unit Anne Ln 81	0.35mi	3/3.0 (-1)	2,104 (+13%)	1mo	$345,000	$164	53
122 Colleen Dr	0.08mi	3/2.5 (-1)	2,067 (+11%)	24mo	$345,000	$167	52
2205 Marquette Dr	0.46mi	3/2.0 (-1)	1,678 (-10%)	7mo	$290,000	$173	50
593 Scenic Dr	0.73mi	3/2.0 (-1)	1,800 (-3%)	6mo	$330,000	$183	48
2337 Cheyenne Dr	0.71mi	4/2.5	2,024 (+9%)	8mo	$414,900	$205	45
2449 Tacoma Dr	0.45mi	3/1.5 (-1)	1,664 (-10%)	12mo	$280,000	$168	43
2034 Candlewood Dr	0.54mi	3/2.0 (-1)	1,728 (-7%)	20mo	$273,000	$158	40
1227 Mathews Dr	0.51mi	3/2.0 (-1)	1,653 (-11%)	14mo	$330,900	$200	39
512 Skyline Dr	0.44mi	3/2.0 (-1)	1,681 (-9%)	22mo	$300,000	$178	38

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

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.81×
• Total profit: $-18,115
• Equity at exit: $106,725

10-year hold

• IRR: 1.6%
• Equity multiple: 1.18×
• Total profit: $17,292
• Equity at exit: $134,884

Cash invested: $95,172 (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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$371 /mo · $4,447/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-247

Break-even live

Break-even rent $2,905

Max offer price $296,285

Occupancy floor —

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2662 Tacoma Dr Blakeslee, PA	4.0	3.5	2412	$3,000	$1.24	21d	1	0.64mi
108 Reynolds Rd Albrightsville, PA	3.0	2.5	1841	$2,500	$1.36	23d	1	1.32mi
347 Skyline Dr Blakeslee, PA	3.0	1.5	1896	$2,200	$1.16	23d	1	1.33mi
177 Dogwood Ter Albrightsville, PA	3.0	2.0	1885	$2,400	$1.27	23d	1	1.41mi

Listing history 8 events

1. 2026-06-19
   days on market $339,900 Active 8 DOM
2. 2026-06-18
   days on market $339,900 Active 7 DOM
3. 2026-06-17
   days on market $339,900 Active 6 DOM
4. 2026-06-16
   days on market $339,900 Active 5 DOM
5. 2026-06-15
   days on market $339,900 Active 4 DOM
6. 2026-06-14
   days on market $339,900 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $339,900 Active 1 DOM

ⓘ 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: $4,447 · $371/mo
• Projected year-2 tax: $4,909 · $409/mo
• Expected delta: +$462/yr (+$38/mo · 10.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,105
• − Mortgage interest: −$19,040
• − Property taxes: −$4,447
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$9,888
• Taxable loss: −$8,945
• Est. tax savings @ 24.0%: +$2,147
• After-tax cash flow: $-816/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 — Sierra View

• Score: 62/100
• State rank: #1371
• US rank: #17228

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sierra View, PA
• Population (ZIP): 4,373

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 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: ▲ 0.47%
• Current HPI: 181.9087
• 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

+163.5% since first listed

14 events — show timeline

• 2026-06-11 Listed $339,900 GLVRMLS
• 2024-11-21 Price Changed $474,000 PMAR
• 2024-07-31 Listed $499,000 PMAR
• 2023-08-24 Listed $499,000 PMAR
• 2022-06-04 Listed $479,900 PMAR
• 2021-09-20 Sold (Public Records) $275,000 Public Records
• 2021-08-13 Sold (MLS) $275,000 PMAR
• 2021-04-06 Listed $299,900 PMAR
• 2008-08-28 Listed $199,850 PMAR
• 2005-08-10 Listed $230,000 PMAR
• 2001-03-30 Sold (MLS) $132,500 GLVRMLS
• 2001-03-30 Sold (MLS) $132,500 PMAR
• 2001-02-14 Listed $129,000 GLVRMLS
• 2001-02-14 Listed $129,000 PMAR

Property tax history

-1.7%/yr

Latest (2026): $4,447 · +3.4% YoY. Source: county tax records.