630 Hunter Circle - Private Vacation Clb Unit 4 2ND HOME ALT · Pocono, PA 18372

$163,770

5 bd · 4.5 ba · 2,679 sqft · SingleFamily · 652 Days on market

Built 2023 Excellent condition $61/sqft · 68% below area $368/mo HOA · 9% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.8/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Nestled in the heart of the Pocono Mountains, a Private Luxury Vacation Club at Camelback Mountain in Tannersville, Monroe County, PA, offers an unparalleled mountain retreat. Situated on approximately 125.6 acres atop the Northridge of Camelback Mountain, this EXCLUSIVE club is less than two hours from New York City and Philadelphia. The Mountain Home Alternative LIFETIME pricing of $163,770 grants you access to luxurious 1-5 bedrooms, offering the ultimate seclusion and comfort. Whether you're seeking a romantic retreat, an extended reunion, or a spontaneous spa weekend or golf/ski outing, this private haven caters to your every need, hassle-free. Vacation club participants will enjoy the privilege of inviting close family, friends, or esteemed guests from your circle to share in these exceptional experiences, ensuring every visit is as memorable as it is personalized. For those who value privacy and tranquility, these villas provide the perfect escape from the spotlight, allowing you to unwind and recharge in luxury. There is no fixed schedule for your stays, allowing you to book your time at the club at your convenience, year-round. With the flexibility to reserve your visits whenever it suits your lifestyle, this is a mountain or second home alternative without the traditional home ownership burdens. ONE-TIME, LIFETIME MEMBERSHIP PRICING with financing options are available. You'll have exclusive access to a world-class clubhouse, featuring a heated four-season mountaintop pool with lap lanes and a jetted hot tub, a health and wellness center, a spa with hydrotherapy circuits designed by TLEE Spas and Wellness, a private movie theater, and a lounge with dining and beverages. Seamlessly utilize the concierge for dinner reservations, tee times, black car service, and tailored mountain experiences. Whether your interests include just relaxing by the pool or nearby hiking, water-sports, skiing, snowboarding, fishing, boating, biking, visiting water-parks, exploring wildlife parks and zoos, shopping at outlets, enjoying casinos, attending seasonal festivals and concerts, or experiencing vibrant nightlife, this Private VACATION Club at Camelback Mountain offers a year-round-four seasons escape perfectly aligned with your lifestyle. The LIFETIME membership pricing is $163,770 and comes with 480,000 points to book your stay. Points renew annually at no cost. The ownership type is Fractional Interest and is inheritable. This is NOT a permanent residence, Airbnb, or rental.

Key facts

• Exclusive club
• Garage
• Community pool

Tags

• PRIVATE RESIDENCE CLUB
• EXCLUSIVE CLUB
• ULTIMATE SECLUSION AND COMFORT
• WORLD-CLASS CLUBHOUSE
• FOUR-SEASON MOUNTAINTOP POOL
• HEALTH AND WELLNESS CENTER

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $164k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $164k).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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: 93 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

• In year one you build about $1k of equity ($1k loan paydown + $-28 appreciation (-0.0% 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 (-0.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 652 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.

Recommended offer $144,117 (12.0% below list)

Questions for the listing agent

1. It's been on market 652 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 2.44% ✓
• Cap rate: 18.46%
• Cash-on-cash: 43.45%
• DSCR: 2.93
• GRM: 3.4

CMA / ARV

• ARV (median comp): $519,569
• List price: $163,770
• Delta: -68.48%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2250 Camelback Dr	0.52mi	4/3.0 (-1)	2,503 (-7%)	14mo	$515,000	$206	42
124 High Mountain Ln	0.48mi	4/3.0 (-1)	2,325 (-13%)	8mo	$532,500	$229	38
2210 Camelback Dr	0.53mi	4/3.5 (-1)	2,295 (-14%)	9mo	$450,000	$196	35

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

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 44.7%
• Equity multiple: 3.20×
• Total profit: $101,104
• Equity at exit: $47,413

10-year hold

• IRR: 47.6%
• Equity multiple: 6.38×
• Total profit: $246,697
• Equity at exit: $56,880

Cash invested: $45,856 (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 18372

• Home prices YoY: -0.0%
• Active inventory: 93
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$859
• Tax est. 1.5%: −$205 /mo · $2,457/yr
• Insurance: −$68
• HOA: −$368
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,660

Break-even live

Break-even rent $1,898

Max offer price $163,770

Occupancy floor 53%

Sensitivity live

Price	-10% $1,773	-5% $1,717	+0% $1,660	+5% $1,604	+10% $1,547
Rent	-10% $1,344	-5% $1,502	+0% $1,660	+5% $1,818	+10% $1,976
Rate	-1.0pp $1,743	-0.5pp $1,702	base $1,660	+0.5pp $1,618	+1.0pp $1,575

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: $40,942
• Closing costs: $4,913
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
386 Aspen Ct Tannersville, PA	4.0	2.5	1938	$4,000	$2.06	44d	1	0.70mi

HOA detail

• Monthly dues: $368 · $4,416/yr
• Likely covers: waterpooldoorman

Listing history 14 events

1. 2026-06-18
   days on market $163,770 Active 652 DOM
2. 2026-06-17
   days on market $163,770 Active 651 DOM
3. 2026-06-16
   days on market $163,770 Active 650 DOM
4. 2026-06-15
   days on market $163,770 Active 649 DOM
5. 2026-06-14
   days on market $163,770 Active 647 DOM
6. 2026-06-13
   days on market $163,770 Active 646 DOM
7. 2026-06-10
   days on market $163,770 Active 644 DOM
8. 2026-06-08
   days on market $163,770 Active 642 DOM
9. 2026-06-07
   days on market $163,770 Active 641 DOM
10. 2026-06-02
    days on market $163,770 Active 636 DOM
11. 2026-06-01
    days on market $163,770 Active 635 DOM
12. 2026-05-31
    days on market $163,770 Active 634 DOM
13. 2026-05-30
    days on market $163,770 Active 633 DOM
14. 2024-09-04
    listed $163,770 Active 2515-char remark

    Show marketing remark (2515 chars)

    Nestled in the heart of the Pocono Mountains, a Private Luxury Vacation Club at Camelback Mountain in Tannersville, Monroe County, PA, offers an unparalleled mountain retreat. Situated on approximately 125.6 acres atop the Northridge of Camelback Mountain, this EXCLUSIVE club is less than two hours from New York City and Philadelphia. The Mountain Home Alternative LIFETIME pricing of $163,770 grants you access to luxurious 1-5 bedrooms, offering the ultimate seclusion and comfort. Whether you're seeking a romantic retreat, an extended reunion, or a spontaneous spa weekend or golf/ski outing, this private haven caters to your every need, hassle-free. Vacation club participants will enjoy the privilege of inviting close family, friends, or esteemed guests from your circle to share in these exceptional experiences, ensuring every visit is as memorable as it is personalized. For those who value privacy and tranquility, these villas provide the perfect escape from the spotlight, allowing you to unwind and recharge in luxury. There is no fixed schedule for your stays, allowing you to book your time at the club at your convenience, year-round. With the flexibility to reserve your visits whenever it suits your lifestyle, this is a mountain or second home alternative without the traditional home ownership burdens. ONE-TIME, LIFETIME MEMBERSHIP PRICING with financing options are available. You'll have exclusive access to a world-class clubhouse, featuring a heated four-season mountaintop pool with lap lanes and a jetted hot tub, a health and wellness center, a spa with hydrotherapy circuits designed by TLEE Spas and Wellness, a private movie theater, and a lounge with dining and beverages. Seamlessly utilize the concierge for dinner reservations, tee times, black car service, and tailored mountain experiences. Whether your interests include just relaxing by the pool or nearby hiking, water-sports, skiing, snowboarding, fishing, boating, biking, visiting water-parks, exploring wildlife parks and zoos, shopping at outlets, enjoying casinos, attending seasonal festivals and concerts, or experiencing vibrant nightlife, this Private VACATION Club at Camelback Mountain offers a year-round-four seasons escape perfectly aligned with your lifestyle. The LIFETIME membership pricing is $163,770 and comes with 480,000 points to book your stay. Points renew annually at no cost. The ownership type is Fractional Interest and is inheritable. This is NOT a permanent residence, Airbnb, or rental.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $48,000
• − Mortgage interest: −$9,174
• − Property taxes: −$2,457
• − Insurance: −$819
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,416
• − Depreciation: −$4,764
• Taxable income: $18,691
• Est. tax owed @ 24.0%: −$4,486
• After-tax cash flow: $15,437/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This luxury vacation club unit is in excellent condition with no visible repairs needed. It offers a high ROI with updates focusing on curb appeal and interior maintenance.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value
• Both Interior paint touch-ups — Maintains a fresh and inviting atmosphere
• Both Outdoor lighting upgrades — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both Interior paint touch-ups — Maintains a fresh and inviting atmosphere ↑
• Both Outdoor lighting upgrades — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Pocono

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

Census & demographics

• Population (ZIP): 3,397

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 0.61)
• Race & ethnicity: White 60% Black 11% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 7% Russian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Other Indo-European 12% Chinese 7% Spanish 3%

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: ▬ -0.02%
• Current HPI: 147.7957
• 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

1 event — show timeline

• 2024-09-04 Listed $163,770 BRIGHT MLS