520 Hummingbird Ct · Lehman, PA 18324

$189,900

3 bd · 2.0 ba · 1,044 sqft · SingleFamily public records · 38 Days on market

Built 1993 0.39 ac lot $182/sqft · 6% below area Est $202k · 6% under $90/mo HOA · 4% 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).

• Cash flow +21.0/30.0
• ARV discount +10.3/15.0
• Appreciation +6.8/10.0
• DSCR +6.7/10.0
• 1% rule +6.4/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Do Not Wait to See This Charming Ranch Home Privately Tucked on a Quiet Cul-de-Sac in Bushkill! Tucked away on a flat, usable parcel surrounded by mature trees, this 3 bedroom, 2 bath home offers a hard-to-find combination of privacy, functionality and value in a convenient Pocono location. Inside, the open-concept living and dining area is filled with natural light from oversized windows and sliding glass doors leading directly to the rear deck, creating an easy flow for everyday living and entertaining alike. The kitchen offers ample cabinet storage, generous workspace and direct access to the main living areas. The layout provides nicely separated bedrooms, including a spacious primary bedroom and additional rooms well-suited for guests, office space or hobbies. The home has been well maintained and offers excellent potential for a buyer looking to make cosmetic updates over time while building equity. Outside, enjoy a large yard with room for outdoor gatherings, gardening or simply relaxing in the wooded surroundings. Conveniently located near Route 209, Bushkill Falls, the Delaware Water Gap National Recreation Area, hiking, skiing, restaurants and shopping, this is an excellent opportunity for anyone seeking an affordable full-time residence or weekend escape in the Poconos. Priced under $200k this one won't last - schedule your tour today!

Key facts

• Quiet cul-de-sac
• Sliding glass doors
• Open-concept living

Tags

• QUIET CUL-DE-SAC
• FLAT USABLE PARCEL
• MATURE TREES
• OPEN-CONCEPT LIVING
• OVERSIZED WINDOWS
• SLIDING GLASS DOORS

Property features AI

Finance

• Other: Subdivision: Pocono Mtn Lk Est Pike Co
• HOA & community: Has homeowners association; Annual HOA fee of $1,080 (about $90/month); HOA amenities: clubhouse, indoor pool, outdoor pool, tennis courts, basketball court; HOA fee includes security

Exterior

• Parking: Driveway with off-street open parking; 2 open parking spaces
• Security: Community security included in HOA fees
• Utilities: Well water; Septic tank
• Home design: Single-family house; 1 story; Faces southeast; No common walls
• Construction: Brick and vinyl siding construction; Asphalt/fiberglass roof; Crawl space foundation; Built as a residential single family residence
• Exterior features: Deck; Sliding doors; Level lot with backyard; Cleared lot with few trees; Paved road frontage; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Bidet; Open floorplan; Ceiling fan(s); Unfurnished
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 293 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k 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 $53k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Recommended offer $184,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.14% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.00%
• DSCR: 1.27
• GRM: 7.3

CMA / ARV

• ARV (median comp): $202,278
• List price: $189,900
• Delta: -6.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
541 Hummingbird Ct	0.13mi	3/1.0	1,024 (-2%)	12mo	$96,000	$94	77
2391 Eagle Path	0.43mi	3/2.0	1,092 (+5%)	16mo	$220,000	$201	59
2233 Eagle Path	0.21mi	3/2.0	1,152 (+10%)	17mo	$220,000	$191	59
2124 Meadowlark Cir	0.74mi	3/1.5	1,100 (+5%)	9mo	$250,000	$227	47
310 Lower Chipmunk Ct	0.38mi	3/2.0	1,200 (+15%)	16mo	$200,000	$167	44
124 Rabbit Ct	0.69mi	2/1.0 (-1)	1,008 (-3%)	16mo	$184,000	$183	40

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: 14.4%
• Equity multiple: 1.85×
• Total profit: $45,070
• Equity at exit: $90,849

10-year hold

• IRR: 15.9%
• Equity multiple: 3.46×
• Total profit: $130,666
• Equity at exit: $144,413

Cash invested: $53,172 (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 18324

• Home prices YoY: 1.5%
• Active inventory: 293
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,173 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$285 /mo · $3,424/yr
• Insurance: −$79
• HOA: −$90
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $266

Break-even live

Break-even rent $1,836

Max offer price $189,900

Occupancy floor 83%

Sensitivity live

Price	-10% $373	-5% $320	+0% $266	+5% $212	+10% $159
Rent	-10% $94	-5% $180	+0% $266	+5% $352	+10% $438
Rate	-1.0pp $362	-0.5pp $314	base $266	+0.5pp $217	+1.0pp $167

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: water

Listing history 20 events

1. 2026-06-21
   days on market $189,900 Active 38 DOM
2. 2026-06-19
   days on market $189,900 Active 36 DOM
3. 2026-06-18
   days on market $189,900 Active 35 DOM
4. 2026-06-17
   days on market $189,900 Active 34 DOM
5. 2026-06-16
   days on market $189,900 Active 33 DOM
6. 2026-06-15
   days on market $189,900 Active 32 DOM
7. 2026-06-14
   days on market $189,900 Active 30 DOM
8. 2026-06-13
   days on market $189,900 Active 29 DOM
9. 2026-06-10
   pricedays on market $189,900 Active 27 DOM
10. 2026-06-09
    days on market $199,000 Active 26 DOM

    Show marketing remark (1368 chars)

    Do Not Wait to See This Charming Ranch Home Privately Tucked on a Quiet Cul-de-Sac in Bushkill! Tucked away on a flat, usable parcel surrounded by mature trees, this 3 bedroom, 2 bath home offers a hard-to-find combination of privacy, functionality and value in a convenient Pocono location. Inside, the open-concept living and dining area is filled with natural light from oversized windows and sliding glass doors leading directly to the rear deck, creating an easy flow for everyday living and entertaining alike. The kitchen offers ample cabinet storage, generous workspace and direct access to the main living areas. The layout provides nicely separated bedrooms, including a spacious primary bedroom and additional rooms well-suited for guests, office space or hobbies. The home has been well maintained and offers excellent potential for a buyer looking to make cosmetic updates over time while building equity. Outside, enjoy a large yard with room for outdoor gatherings, gardening or simply relaxing in the wooded surroundings. Conveniently located near Route 209, Bushkill Falls, the Delaware Water Gap National Recreation Area, hiking, skiing, restaurants and shopping, this is an excellent opportunity for anyone seeking an affordable full-time residence or weekend escape in the Poconos. Priced under $200k this one won't last - schedule your tour today!

11. 2026-06-08
    days on market $199,000 Active 25 DOM
12. 2026-06-07
    days on market $199,000 Active 24 DOM
13. 2026-06-05
    days on market $199,000 Active 21 DOM
14. 2026-06-02
    days on market $199,000 Active 19 DOM
15. 2026-06-01
    days on market $199,000 Active 18 DOM
16. 2026-05-31
    days on market $199,000 Active 17 DOM
17. 2026-05-30
    days on market $199,000 Active 16 DOM
18. 2026-05-14
    listed $199,000 Active 1368-char remark

    Show marketing remark (1368 chars)

    Do Not Wait to See This Charming Ranch Home Privately Tucked on a Quiet Cul-de-Sac in Bushkill! Tucked away on a flat, usable parcel surrounded by mature trees, this 3 bedroom, 2 bath home offers a hard-to-find combination of privacy, functionality and value in a convenient Pocono location. Inside, the open-concept living and dining area is filled with natural light from oversized windows and sliding glass doors leading directly to the rear deck, creating an easy flow for everyday living and entertaining alike. The kitchen offers ample cabinet storage, generous workspace and direct access to the main living areas. The layout provides nicely separated bedrooms, including a spacious primary bedroom and additional rooms well-suited for guests, office space or hobbies. The home has been well maintained and offers excellent potential for a buyer looking to make cosmetic updates over time while building equity. Outside, enjoy a large yard with room for outdoor gatherings, gardening or simply relaxing in the wooded surroundings. Conveniently located near Route 209, Bushkill Falls, the Delaware Water Gap National Recreation Area, hiking, skiing, restaurants and shopping, this is an excellent opportunity for anyone seeking an affordable full-time residence or weekend escape in the Poconos. Priced under $200k this one won't last - schedule your tour today!

19. 2026-05-14
    listed $199,000 Active 1368-char remark

    Show marketing remark (1368 chars)

    Do Not Wait to See This Charming Ranch Home Privately Tucked on a Quiet Cul-de-Sac in Bushkill! Tucked away on a flat, usable parcel surrounded by mature trees, this 3 bedroom, 2 bath home offers a hard-to-find combination of privacy, functionality and value in a convenient Pocono location. Inside, the open-concept living and dining area is filled with natural light from oversized windows and sliding glass doors leading directly to the rear deck, creating an easy flow for everyday living and entertaining alike. The kitchen offers ample cabinet storage, generous workspace and direct access to the main living areas. The layout provides nicely separated bedrooms, including a spacious primary bedroom and additional rooms well-suited for guests, office space or hobbies. The home has been well maintained and offers excellent potential for a buyer looking to make cosmetic updates over time while building equity. Outside, enjoy a large yard with room for outdoor gatherings, gardening or simply relaxing in the wooded surroundings. Conveniently located near Route 209, Bushkill Falls, the Delaware Water Gap National Recreation Area, hiking, skiing, restaurants and shopping, this is an excellent opportunity for anyone seeking an affordable full-time residence or weekend escape in the Poconos. Priced under $200k this one won't last - schedule your tour today!

20. 2007-06-11
    soldstatus $100,000

ⓘ 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: $3,424 · $285/mo
• Projected year-2 tax: $3,424 · $285/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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $26,071
• − Mortgage interest: −$10,637
• − Property taxes: −$3,424
• − Insurance: −$950
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − HOA: −$1,080
• − Depreciation: −$5,524
• Taxable income: $284
• Est. tax owed @ 24.0%: −$68
• After-tax cash flow: $3,124/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 — Lehman

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

Census & demographics

• Census place: Pocono Mountain Lake Estates, 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

+89.9% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $189,900 PWMLS
• 2026-06-09 Price Changed $189,900 PMAR
• 2026-05-14 Listed $199,000 PMAR
• 2026-05-14 Listed $199,000 PWMLS
• 2007-06-11 Sold (Public Records) $100,000 Public Records

Property tax history

+1.0%/yr

Latest (2026): $3,424 · +1.6% YoY. Source: county tax records.