252 Long View Ln · Tobyhanna, PA 18350

$445,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 10 Days on market

Built 1987 0.54 ac lot Est $487k · 9% under $88/mo HOA · 2% of rent

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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 +11.6/30.0
• ARV discount +11.4/15.0
• Schools +4.0/10.0
• 1% rule +3.5/10.0
• Appreciation +3.5/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SUMMER LIVING is EASY at this lovely contemporary home at beautiful and amenity-filled LAKE NAOMI. Open living space with hardwood floors is instantly appealing and offers room for all. First floor with living-dining-kitchen area with access to screened porch and rear deck, hall bath with shower and washer-dryer and one bedroom with walk-in closet. Hardwood Floors to second level loft, 2 additional bedrooms and bathroom with full tub-shower. On a wooded lot with beautiful and mature rhododendrons and pine trees. You'll see - and you'll want to stay here at 252 Long View Lane. Make your appointment today!

Key facts

• Wooded lot
• Walk-in closet
• Open living space

Tags

• OPEN LIVING SPACE
• SCREENED PORCH
• REAR DECK
• WALK-IN CLOSET
• WOODED LOT
• MATURE RHODODENDRONS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (includes security); Community amenities: security, clubhouse, dog park, picnic area, playground, recreation facilities, recreation room, billiard room, game room, golf course, indoor pool, spa/hot tub, fitness center, trails, tennis courts, basketball court, outdoor pool

Exterior

• Parking: Off-street on-site parking; 6 open parking spaces
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family house; Faces north
• Construction: Block construction; Asphalt shingle roof; Built as a single-story (above grade finished area listed)
• Exterior features: Deck; Screened porch; Wooded lot; Paved, public maintained road access; Located on/near Lake Naomi

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator; Dishwasher; Water heater
• Flooring: Ceramic tile; Hardwood; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fans
• Interior features: Furnished; Fireplace in the living room with stone surround; Crawl space basement
• Laundry & utility: Stacked 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 $445k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $420k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $380k (14.6% below list).
• Recommended offer: $380k (14.6% below list) — sets the bar for 1% rule.

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: 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $122k; list at $445k implies a 265% gain — meaningful room to come down on a strong offer.

Recommended offer $380,000 (14.6% 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. 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. 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: 0.85% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $486,912
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5581 Woodland Ave	0.30mi	3/2.0	1,520 (-1%)	4mo	$465,000	$306	81
2222 Hillcrest Dr	0.25mi	3/2.0	1,560 (+2%)	12mo	$515,000	$330	76
119 Tanglewood Dr	0.25mi	3/2.0	1,660 (+8%)	10mo	$687,500	$414	67
196 Split Rock Ln	0.46mi	4/2.0 (+1)	1,508 (-2%)	5mo	$549,000	$364	66
2271 Beaver Cir	0.41mi	3/2.0	1,428 (-7%)	6mo	$276,000	$193	64
5505 Cornflower Ct	0.15mi	4/2.0 (+1)	1,754 (+14%)	3mo	$406,500	$232	62
2112 Trout Pond Ct	0.57mi	3/2.0	1,447 (-6%)	5mo	$390,000	$270	59
312 Foxglove Pl	0.71mi	3/2.5	1,633 (+6%)	1mo	$499,900	$306	54
221 Little Pond Cir	0.68mi	3/2.0	1,627 (+6%)	6mo	$515,000	$317	53
151 Winding Hill Rd	0.43mi	4/2.0 (+1)	1,392 (-9%)	13mo	$450,000	$323	49
1161 Deer Run	0.57mi	3/2.0	1,760 (+15%)	6mo	$505,000	$287	44
261 Aspen Rd	0.50mi	3/3.0	1,350 (-12%)	12mo	$476,250	$353	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-81,025
• Equity at exit: $66,351

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-81,761
• Equity at exit: $38,475

Cash invested: $124,600 (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 18350

• Home prices YoY: -1.4%
• Active inventory: 98
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $3,800 medium
• Mortgage (P&I): −$2,334
• Tax from tax record: −$537 /mo · $6,438/yr
• Insurance: −$185
• HOA: −$88
• Vacancy / Maint / Mgmt: −$798
• Net cashflow: $-142

Break-even live

Break-even rent $3,979

Max offer price $419,994

Occupancy floor 99%

Sensitivity live

Price	-10% $110	-5% $-16	+0% $-142	+5% $-268	+10% $-393
Rent	-10% $-442	-5% $-292	+0% $-142	+5% $9	+10% $159
Rate	-1.0pp $83	-0.5pp $-28	base $-142	+0.5pp $-257	+1.0pp $-374

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2236 Hillcrest Dr Pocono Pines, PA	3.0	2.5	2068	$3,800	$1.84	45d	1	0.21mi

HOA detail

• Monthly dues: $88 · $1,056/yr

Listing history 9 events

1. 2026-06-21
   days on market $445,000 Active 10 DOM
2. 2026-06-19
   days on market $445,000 Active 8 DOM
3. 2026-06-18
   days on market $445,000 Active 7 DOM
4. 2026-06-17
   days on market $445,000 Active 6 DOM
5. 2026-06-16
   days on market $445,000 Active 5 DOM
6. 2026-06-15
   days on market $445,000 Active 4 DOM
7. 2026-06-14
   days on market $445,000 Active 2 DOM
8. 2026-06-13
   remarks 611-char remark
9. 2026-06-13
   listed $445,000 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: $6,438 · $537/mo
• Projected year-2 tax: $6,735 · $561/mo
• Expected delta: +$296/yr (+$25/mo · 4.6%)

ⓘ 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 ≥89°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: $45,600
• − Mortgage interest: −$24,927
• − Property taxes: −$6,438
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,648
• − Management: −$3,648
• − HOA: −$1,056
• − Depreciation: −$12,945
• Taxable loss: −$9,287
• Est. tax savings @ 24.0%: +$2,229
• After-tax cash flow: $530/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 — Tobyhanna

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

Census & demographics

• Census place: Pocono Pines, PA
• Population (ZIP): 595

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 (83%)
• Race & ethnicity: White 83% Asian 12% Two or more races 5%
• Common ancestry: Romanian 6% Slovak 6% Russian 3%
• Foreign-born: 15% · South Korea
• Languages at home: 82% English-only · Korean 12% Other Indo-European 6%

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: ▼ -3.00%
• Current HPI: 215.5562
• 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

+264.8% since first listed

2 events — show timeline

• 2026-06-11 Listed $445,000 PMAR
• 1999-11-15 Sold (Public Records) $122,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $6,438 · +3.3% YoY. Source: county tax records.