481 Wooddale Rd · Arlington Heights, PA 18302

$329,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 19 Days on market

Built 1955 0.40 ac lot $254/sqft · 33% above area Est $315k · at est.

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Why this score? — see what drove the F 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 +6.6/30.0
• ARV discount +5.5/15.0
• Livability +3.9/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Available today is this fully updated Cabin Ranch Style Home Located in the Heart of the Poconos! Being in Price Township enjoy the option of year-round living or a vacation rental investment property. This 3 Bedroom 2 Bathroom home offers an open floor plan, New Kitchen, Quartz Countertop, Stainless Steel Appliances, Farmhouse Sink, Pasta arm, New flooring, New Bathrooms, New Plumbing, New Shingle Roof, New Fixtures throughout, Generac whole house generator, Wood Stove and Furnace Heating, and more. Front and Rear covered patios, and not one but Two Garages! the first oversized 25x30 2 car garage while the second garage measures 15x23 offering endless possibilities on your two lots making

Key facts

• Open floor plan
• Quartz countertop
• New kitchen

Tags

• CABIN RANCH STYLE HOME
• OPEN FLOOR PLAN
• NEW KITCHEN
• QUARTZ COUNTERTOP
• STAINLESS STEEL APPLIANCES
• FARMHOUSE SINK

Property features AI

Exterior

• Parking: 3-car garage; Private driveway; Additional open parking for 5 vehicles; Garage faces front
• Utilities: Well water; Cesspool sewer; 200+ amp electric service; Generator
• Home design: Single-family house; Residential property
• Construction: Built on brick/mortar foundation; Asphalt shingle roof
• Exterior features: Patio (covered); Level, cleared lot; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Microwave; Stainless steel appliances
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood stove; Oil heating; Wood heating; Ceiling fan(s); Has cooling
• Interior features: Breakfast bar; Eat-in kitchen; Stone counters; Cathedral ceilings; Unfurnished
• Laundry & utility: Washer and dryer included; Washer hookup in basement; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (33.1% below list).
• Recommended offer: $220k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#317 in PA, #2,815 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D, employment D, schools F.
• 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: 271 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $10k 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

• It's been on market 19 days — a 2% lower offer ($324k) is reasonable based on typical stale-listing flexibility.
• 3 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 $172k; list at $329k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,167 (33.1% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.31%
• Cash-on-cash: -7.08%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (median comp): $315,209
• List price: $329,000
• Delta: 4.38%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Wooddale Rd	0.08mi	3/1.0	1,412 (+9%)	22mo	$150,000	$106	61
100 Schoolhouse Rd	0.54mi	3/1.5	1,408 (+9%)	17mo	$275,000	$195	46
114 Shady Ln	0.70mi	3/2.0	1,431 (+10%)	9mo	$253,000	$177	40
3 Dancing Ridge Rd	0.74mi	3/2.5	1,442 (+11%)	22mo	$300,000	$208	24

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: -28.6%
• Equity multiple: 0.05×
• Total profit: $-87,908
• Equity at exit: $49,055

10-year hold

• IRR: -28.0%
• Equity multiple: -0.31×
• Total profit: $-120,989
• Equity at exit: $28,446

Cash invested: $92,120 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,202 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$421 /mo · $5,049/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-544

Break-even live

Break-even rent $2,890

Max offer price $232,935

Occupancy floor —

Sensitivity live

Price	-10% $-358	-5% $-451	+0% $-544	+5% $-637	+10% $-730
Rent	-10% $-718	-5% $-631	+0% $-544	+5% $-457	+10% $-370
Rate	-1.0pp $-378	-0.5pp $-460	base $-544	+0.5pp $-629	+1.0pp $-716

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-07
   days on market $329,000 Pending 19 DOM
2. 2026-05-31
   status $329,000 Pending 18 DOM
3. 2026-05-31
   days on market $329,000 Active 18 DOM
4. 2026-05-30
   days on market $329,000 Active 17 DOM
5. 2026-05-12
   listed $339,000 Active 777-char remark
6. 2026-03-25
   price $349,000
7. 2026-03-17
   price $356,500
8. 2026-03-01
   price $359,000
9. 2026-02-12
   price $372,500
10. 2026-02-02
    price $376,500
11. 2026-01-13
    listed $379,000 Active
12. 2025-07-11
    soldstatus $172,500

ⓘ 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: $5,049 · $421/mo
• Projected year-2 tax: $5,124 · $427/mo
• Expected delta: +$75/yr (+$6/mo · 1.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 14 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: $26,420
• − Mortgage interest: −$18,429
• − Property taxes: −$5,049
• − Insurance: −$1,645
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − Depreciation: −$9,571
• Taxable loss: −$12,501
• Est. tax savings @ 24.0%: +$3,000
• After-tax cash flow: $-3,525/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 — Arlington Heights

• Score: 77/100
• State rank: #317
• US rank: #2815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -41.00%
• Current HPI: 157.9833
• 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

+90.7% since first listed

12 events — show timeline

• 2026-06-06 Pending — PMAR
• 2026-06-05 Relisted — PMAR
• 2026-05-31 Pending — PMAR
• 2026-05-23 Price Changed $329,000 PMAR
• 2026-05-12 Listed $339,000 PMAR
• 2026-03-25 Price Changed $349,000 PMAR
• 2026-03-17 Price Changed $356,500 PMAR
• 2026-03-01 Price Changed $359,000 PMAR
• 2026-02-12 Price Changed $372,500 PMAR
• 2026-02-02 Price Changed $376,500 PMAR
• 2026-01-13 Listed $379,000 PMAR
• 2025-07-11 Sold (Public Records) $172,500 Public Records

Property tax history

+3.6%/yr

Latest (2026): $5,049 · +1.7% YoY. Source: county tax records.