206 Fellowship Dr · Masthope, PA 18428

$359,000

3 bd · 1.5 ba · 2,088 sqft · SingleFamily public records · 6 Days on market

Built 1988 2.45 ac lot Est $301k · 19% over $25/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Tucked away in the beautiful Pocono Mountains, this charming Hawley property offers the perfect combination of privacy, comfort, and year-round recreation. Surrounded by nature and set on a peaceful wooded setting, this inviting home features spacious living areas, abundant natural light, and a warm atmosphere ideal for relaxing or entertaining. Whether you are searching for a full-time residence, vacation getaway, or investment opportunity, this property delivers the Pocono lifestyle buyers are looking for. Conveniently located just minutes from Lake Wallenpaupack, skiing, hiking, restaurants, and local attractions, you can enjoy all the area has to offer in every season. Don't miss this o

Key facts

• Lake wallenpaupack
• Pocono mountains
• 2.45 acre lot

Tags

• POCONO MOUNTAINS
• LAKE WALLENPAUPACK
• PEACEFUL WOODED SETTING

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee; One-time $300 association fee noted; Typical monthly equivalent approximately $25; Association fee includes snow removal; Subdivision: Friendly Acres

Exterior

• Parking: Total 6 parking spaces; 2-car garage; 4 open parking spaces
• Utilities: Private well water; Septic tank; 200+ amp electric service; Electricity connected; Water connected
• Home design: Single family residence; Updated/remodeled condition; Two levels
• Construction: Asphalt construction materials; Asphalt roof; Block foundation; Built on a 2.45-acre lot
• Exterior features: Front porch; Rear porch; Level, wooded lot; Private maintained road frontage; Has view; Generator; Additional garage structure(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas oven
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Baseboard heating; Wood stove; Electric heating
• Interior features: High ceilings; Open floorplan; Kitchen island; Block or crawl space basement
• Laundry & utility: Main level laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-557 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (27.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (35.9% below list).
• Recommended offer: $230k (35.9% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.2% in Masthope — 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 63/100 on livability (#1,276 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 371 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 $38k of equity ($2k loan paydown + $36k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $163k; list at $359k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,254 (35.9% 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. Schools are D-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: 0.64% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $300,672
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Forest Dr	0.43mi	3/3.0	2,002 (-4%)	12mo	$288,500	$144	57
141 Friendship Dr	0.39mi	3/1.5	1,945 (-7%)	16mo	$280,000	$144	57
139 Friendship Dr	0.39mi	3/2.0	1,891 (-9%)	11mo	$205,000	$108	55

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.6%
• Equity multiple: 2.59×
• Total profit: $160,004
• Equity at exit: $323,416

10-year hold

• IRR: 18.0%
• Equity multiple: 5.96×
• Total profit: $499,034
• Equity at exit: $697,458

Cash invested: $100,520 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$319 /mo · $3,828/yr
• Insurance: −$150
• HOA: −$25
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-557

Break-even live

Break-even rent $3,008

Max offer price $260,573

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 5 events

1. 2026-06-02
   status $359,000 Pending 6 DOM
2. 2026-06-01
   days on market $359,000 Active 6 DOM
3. 2026-05-31
   days on market $359,000 Active 5 DOM
4. 2026-05-26
   listed $359,000 Active
5. 2011-07-06
   soldstatus $163,000

ⓘ 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: $3,828 · $319/mo
• Projected year-2 tax: $4,750 · $396/mo
• Expected delta: +$922/yr (+$77/mo · 24.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,630
• − Mortgage interest: −$20,110
• − Property taxes: −$3,828
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,210
• − Management: −$2,210
• − HOA: −$300
• − Depreciation: −$10,444
• Taxable loss: −$13,266
• Est. tax savings @ 24.0%: +$3,184
• After-tax cash flow: $-3,502/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Masthope

• Score: 63/100
• State rank: #1276
• US rank: #15402

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,446

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: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

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: ▲ 28.60%
• Current HPI: 340.8254
• 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

+120.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $359,000 PWMLS
• 2011-07-06 Sold (Public Records) $163,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,828 · +2.8% YoY. Source: county tax records.