4727 Pa 447 · Barrett, PA 18325

$245,000

6 bd · 2.0 ba · 4,405 sqft · SingleFamily public records · 145 Days on market

Built 1902 5,227 sqft lot $56/sqft · 67% below area Est $432k · 43% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• Appreciation +5.7/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Right in the heart of Canadensis, this 6 bed 2 bath house is zoned for mixed-use. Currently, it has 2 apartments, which are both tenant occupied and has room for a business on street level. It has a large, fenced-in back yard. Features hardwood floors, balconies, window-lined front adds dramatic lighting throughout the first floor. Centrally located to Skytop, Kalahari, close to skiing, Promised Land camping and all of the outdoor recreation that the Pocono Mountains are so well-known for. This house offers plenty of room and so many potential uses. Sold AS-IS. Any inspections you do will be used for your informational purposes only.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1902

🏷️ Possibly a rental listed for sale. The $245,000 price doesn't fit this home's estimated sale value (~$431,862) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $216k (12.0% 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.
• 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: 48 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 $5k of equity ($2k loan paydown + $4k appreciation (1.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $19k; list at $245k implies a 1189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.00% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (median comp): $431,862
• List price: $245,000
• Delta: -43.27%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.39×
• Total profit: $27,047
• Equity at exit: $90,019

10-year hold

• IRR: 11.2%
• Equity multiple: 2.43×
• Total profit: $98,395
• Equity at exit: $124,726

Cash invested: $68,600 (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 18325

• Home prices YoY: 0.9%
• Active inventory: 48
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,460 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$298 /mo · $3,582/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $258

Break-even live

Break-even rent $2,133

Max offer price $245,000

Occupancy floor 85%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $245,000 Active 145 DOM
2. 2026-06-17
   days on market $245,000 Active 144 DOM
3. 2026-06-16
   days on market $245,000 Active 143 DOM
4. 2026-06-15
   days on market $245,000 Active 142 DOM
5. 2026-06-14
   days on market $245,000 Active 140 DOM
6. 2026-06-13
   days on market $245,000 Active 139 DOM
7. 2026-06-10
   days on market $245,000 Active 137 DOM
8. 2026-06-08
   days on market $245,000 Active 135 DOM
9. 2026-06-07
   days on market $245,000 Active 134 DOM
10. 2026-06-02
    days on market $245,000 Active 129 DOM
11. 2026-06-01
    days on market $245,000 Active 128 DOM
12. 2026-05-31
    days on market $245,000 Active 127 DOM
13. 2026-05-30
    days on market $245,000 Active 126 DOM
14. 2026-01-24
    listed $245,000 Active 641-char remark

    Show marketing remark (641 chars)

    Right in the heart of Canadensis, this 6 bed 2 bath house is zoned for mixed-use. Currently, it has 2 apartments, which are both tenant occupied and has room for a business on street level. It has a large, fenced-in back yard. Features hardwood floors, balconies, window-lined front adds dramatic lighting throughout the first floor. Centrally located to Skytop, Kalahari, close to skiing, Promised Land camping and all of the outdoor recreation that the Pocono Mountains are so well-known for. This house offers plenty of room and so many potential uses. Sold AS-IS. Any inspections you do will be used for your informational purposes only.

15. 1972-05-26
    soldstatus $19,000

ⓘ 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: $3,582 · $298/mo
• Projected year-2 tax: $3,726 · $311/mo
• Expected delta: +$145/yr (+$12/mo · 4.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $29,520
• − Mortgage interest: −$13,724
• − Property taxes: −$3,582
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,362
• − Management: −$2,362
• − Depreciation: −$7,127
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $3,303/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 — Barrett

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

Census & demographics

• Population (ZIP): 2,688

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 (78%)
• Race & ethnicity: White 78% Two or more races 22% Hispanic / Latino 19%
• Common ancestry: Romanian 22% Scotch-Irish 7% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 14% Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

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: ▲ 1.50%
• Current HPI: 168.9888
• 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

+1189.5% since first listed

2 events — show timeline

• 2026-01-24 Listed $245,000 GLVRMLS
• 1972-05-26 Sold (Public Records) $19,000 Public Records

Property tax history

+5.3%/yr

Latest (2026): $3,582 · +3.3% YoY. Source: county tax records.