Short-term rental deal sheet · prepared Nov 14, 2026
132 River Rd, Greentown PA
3 bed · 2 bath · 1,880 sqft · built 1960 · 0.32 ac in Al's Acres, Greene Township (Pike County). A second-tier lot with lake rights across the road and river boat access to Lake Wallenpaupack. It is not lakefront.
Honest read
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Yearly cash flow vs weeks booked
Weeks are filled summer first, then shoulder, then winter. The dashed line is break-even.
Year at 12 weeks booked
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Live rental comps
3-bedroom homes near Greentown, pulled from Airbnb and Vrbo on Nov 14, 2026. Prices are 7-night totals as guests see them, with cleaning and service fees included and taxes excluded. These are asking prices, not bookings.
Listing
Tier
Source
7 nights
Tier medians
How to read these
This house competes in the lake-access tier. Lakefront homes with a private dock get 2–3× more.
July 2027 is 8 months out. Many hosts haven't raised summer prices yet.
Vrbo loads about 15 listings per search, and many are 7–17 miles away. Airbnb is the stronger set here.
A hot tub adds roughly $400–800 a week in this market. This listing doesn't mention one.
Property facts
Asking price$359,000
Price history$449k Jul → $359k Nov 10
Property tax (2026)$2,740
Assessed value$22,280
HOA$500/yr + $500 one-time
HOA coverswater, trash, snow
Flood zoneFEMA X (minimal)
Seweron-site septic
MLSPW260948
Parcel085.010125 014192
Realtor.com and Homes.com still show $379,000. Zillow and Century 21 show the newer $359,000 after a $20k cut on Nov 10. The price has been cut four times since July, which gives you room to negotiate.
Short-term rental rules
Allowed by township?Yes, with a permit
Governing ruleGreene Twp Ord. #104
Initial permit$650 (3 checks)
Annual renewal$650, due May 1
Late renewal2× fee; void after Jul 15
Occupancy tax9% (6% PA + 3% Pike)
HOA on rentalsVERIFY
Fees per Resolution 26-6: $200 to the township, $250 to Jim Melber Inspection Service for 2 inspections, and $200 for the sewage officer's inspection. The sewage inspection applies here because the house is on septic.
Occupancy tax is charged to guests. Confirm that Vrbo collects the 3% Pike County tax. If it doesn't, you file it yourself.
Al's Acres HOA rules aren't published online. Get the covenants before making an offer.
Permits don't transfer to a new owner, so you'd apply fresh after closing.
Before you make an offer
Septic. A 1960 house on on-site septic has to pass the township's sewage inspection. A failed system can cost $15–30k and may cap how many guests you can take. Make the offer contingent on a septic inspection.
Al's Acres covenants. Confirm the HOA allows rentals under 30 days.
Property tax. Pike County is in the middle of a reassessment, and the current $22,280 assessment is on an old base. Ask the county what the new value will be, because taxes could change significantly.
Insurance. Get a real short-term rental policy quote. The $2,000 here is a placeholder and does not cover rental liability.
Boat access. Confirm what "boat access to the Big Lake" includes: a slip, a launch, or only river frontage. Guests pay more for a dock.
Sources, all checked Nov 14, 2026: Zillow listing (price, tax history, HOA, flood zone); Google listing snippets from Realtor.com, Century 21 and Coldwell Banker; Airbnb and Vrbo searches; greenetownship.org (Ord. #104, Resolution 26-6, residential developments list); the PA 6% and Pike County 3% occupancy tax rates. All estimates are labeled and can be overridden above. This is not financial advice.