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When you [shop for insurance](https://www.offermarket.us/insurance), whether it's **Landlord Insurance** or **Fix and Flip Insurance**, it's important to choose an insurer that is financially strong and able to meet its obligations detailed in your insurance policy.

<br> 

Many private lenders, including [OfferMarket Capital](https://www.offermarket.us/loans), have a minimum AM Best rating requirement for [DSCR Loans](https://www.offermarket.us/blog/dscr-loan-program) and [Fix & Flip Loans](https://www.offermarket.us/blog/fix-and-flip-loans). 

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At OfferMarket, we require all policies be written through insurers with a minimum of A- / VIII. As you will see from the ratings tables below, that means the insurer must be considered to have an "Excellent" ability to meet their ongoing insurance obligations, and their policyholder surplus must be at least $100 million.

<br>

## What is AM Best?

<br>

AM Best is a financial services rating agency that specializes in assessing the financial strength and size of insurance companies.

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## Financial Strength Rating (FSR) Scale

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The Financial Strength Rating is a statistical assessment of an insurer's ability to meet their ongoing insurance obligations. AM Best assigns a financial strength rating from A++ (Superior) through D (Poor). Our private lending division, OfferMarket Capital, requires a minimum FSR of A- (Excellent).

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<table>
<thead>
  <tr>
    <th>Rating<br>Categories</th>
    <th>Rating<br>Symbols</th>
    <th>Rating<br>Notches*</th>
  </tr>
</thead>
<tbody>
  <tr>
    <td>Superior</td>
    <td>A+</td>
    <td>A++</td>
  </tr>
  <tr>
    <td>Excellent</td>
    <td>A</td>
    <td>A-</td>
  </tr>
  <tr>
    <td>Good</td>
    <td>B+</td>
    <td>B++</td>
  </tr>
  <tr>
    <td>Fair</td>
    <td>B</td>
    <td>B-</td>
  </tr>
  <tr>
    <td>Marginal</td>
    <td>C+</td>
    <td>C++</td>
  </tr>
  <tr>
    <td>Weak</td>
    <td>C</td>
    <td>C-</td>
  </tr>
  <tr>
    <td>Poor</td>
    <td>D</td>
    <td>-</td>
  </tr>
</tbody>
</table>

<br>

## Financial Size Category (FSC)

<br>

The Financial Size Category is a measure of **Policyholder Surplus** which is calculated by subtracting the insurance company's liabilities from its assets. The greater the policyholder surplus, the better able the insurance company can withstand adverse economic conditions and remain solvent.

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<table>
<thead>
  <tr>
    <th>Class</th>
    <th>Policyholder Surplus ($ Millions)</th>
  </tr>
</thead>
<tbody>
  <tr>
    <td>I</td>
    <td>Less than 1</td>
  </tr>
  <tr>
    <td>II</td>
    <td>1 to 2</td>
  </tr>
  <tr>
    <td>III</td>
    <td>2 to 5</td>
  </tr>
  <tr>
    <td>IV</td>
    <td>5 to 10</td>
  </tr>
  <tr>
    <td>V</td>
    <td>10 to 25</td>
  </tr>
  <tr>
    <td>VI</td>
    <td>25 to 50</td>
  </tr>
  <tr>
    <td>VII</td>
    <td>50 to 100</td>
  </tr>
  <tr>
    <td>VIII</td>
    <td>100 to 250</td>
  </tr>
  <tr>
    <td>IX</td>
    <td>250 to 500</td>
  </tr>
  <tr>
    <td>X</td>
    <td>500 to 750</td>
  </tr>
  <tr>
    <td>XI</td>
    <td>750 to 1,000</td>
  </tr>
  <tr>
    <td>XII</td>
    <td>1,000 to 1,250</td>
  </tr>
  <tr>
    <td>XIII</td>
    <td>1,250 to 1,500</td>
  </tr>
  <tr>
    <td>XIV</td>
    <td>1,500 to 2,000</td>
  </tr>
  <tr>
    <td>XV</td>
    <td>2,000 or greater</td>
  </tr>
</tbody>
</table>

<br>

## How to calculate Policyholder Surplus

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Assets - Liabilities = Policyholder Surplus

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## What is Policyholder Surplus

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Policy holder surplus is the liquidation value of an insurance company. If you were to sell all assets and repay all liabilities, the policyholder surplus is what would be left. In business, this is is otherwise known as **book value**.

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AM Best ratings assess the financial strength and size of insurance companies.

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AM Best Ratings | OfferMarket Real Estate Glossary

AM Best Ratings

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<iframe src="https://www.google.com/maps/embed?pb=!1m18!1m12!1m3!1d48040.432222661155!2d-75.45173293849854!3d41.18848249628065!2m3!1f0!2f0!3f0!3m2!1i1024!2i768!4f13.1!3m3!1m2!1s0x89c4edcf44c27793%3A0x2a4f636fdb5ceb73!2sTobyhanna%2C%20PA%2018466!5e0!3m2!1sen!2sus!4v1617476174009!5m2!1sen!2sus" width="600" height="450" style="border:0;" allowfullscreen="" loading="lazy"></iframe><br>

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## Summary

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Tobyhanna is an unincorporated community in Coolbaugh Township in Monroe County located on Pennsylvania's eastern border. A wonderful vacation and retirement destination, Tobyhanna is convenient to Poconos mountain resorts, the Delaware Water Gap, Interstate 80, New Jersey and New York City. In terms of real estate, Tobyhanna is perhaps most well known for A Pocono Country Place property owners association. We expect Tobyhanna and Monroe County population growth to accelerate, driven by the work from home, second home and urban exodus trends initiated in 2020 by the COVID-19 pandemic.

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## Facts

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- Population: 8,599
- Population trend: growing
- County: Monroe County
- ZIP: 18466
- Area Code: 570
- Nearest airport: Wilkes-Barre Scranton International Airport (AVP)
- Median household income: $68,784
- Median home value: $162,500
- Owner-occupied housing unit rate: 88.3%
- Home price forecast: +12.5%
- School district: Pocono Mountain School District
- Sales tax: 6%
- Property tax: ~2%
- OfferMarket School Rating: 5/10

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## Nearby attractions

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- Scranton, PA (26 min, 25.1 miles)
- Wilkes-Barre, PA (43 min, 41.2 miles)
- Shawnee Mountain Ski Area (33 min, 30 miles)
- East Stroudsburg University of Pennsylvania (24 min, 24.5 miles)
- Camelback Mountain Resort (17 min, 14.8 miles)
- Big Boulder Mountain (26 min, 23.5 miles)
- Delaware Water Gap, PA (27 min, 26.1 miles)
- Allentown, PA (57 min, 55.2 miles)
- Bethlehem, PA (51 min, 49.2 miles)
- Manhattan, NY (1 hr 40 min, 105 miles)

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## Major employers in Monroe County, PA

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1. Federal Government
2. Aventis Pasteur Inc
3. Walmart
4. Pocono Mountain School District
5. Pocono Medical Center
6. East Stroudsburg Area School District
7. Pleasant Valley School District
8. Stroudsburg Area School District
9. Saint Luke's Hospital
10.Kalahari Resorts & Conventions 

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## Sources

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- [U.S. Census Bureau](https://www.census.gov/quickfacts/fact/table/columbiacdpmaryland/PST045219)
- [Pennsylvania Department Of Labor & Industry](https://www.workstats.dli.pa.gov/Documents/Top%2050/Monroe_County_Top_50.pdf)

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Tobyhanna, PA, located in Monroe County, is known for its Pocono Mountains setting. Learn more about properties in this community.

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Tobyhanna, PA - Real Estate - OfferMarket

Tobyhanna, PA

<br>

**Last updated:** May 2, 2024

<br>

If you know OfferMarket, you know we are an investment property marketplace that connects sellers and buyers without agents and expensive fees.

<br>

What you may not know is that we are actively acquiring select rental properties through LLCs that are managed and co-owned by OfferMarket and select limited partners (investors). 

<br>

We call this our Portfolio product, and we’re excited about it for two reasons:

<br>

1. Sellers get a reliable, competitive offer where they can close fast
2. Investors get completely passive exposure to attractive cash-flowing single family rental properties

<br>

Investors collect quarterly distributions that target 8% annualized yield, and have the ability to sell some or all of their stake on our marketplace at any time.

<br>

## Let’s take a look at one of the rental properties purchased through OfferMarket Portfolio:

<br>

The seller was tired of being a landlord and needed to free-up cash to invest in fix and flip projects in a different market. The seller found OfferMarket online and created their free listing. The property met our criteria with minimal rehab required, performing tenants in place, and an opportunity to raise rent to market rate.

<br>

## So we submitted our direct purchase offer:

<br>

- Purchase price: $105,000
- Contingencies: none, AS IS
- Closing costs: paid by Buyer
- Financing: Cash
- Close by: 30 days

<br>

Instead of waiting for other buyers on our marketplace to evaluate the listing and submit offers, the seller accepted our offer because it was competitive and time was of the essence.

<br>

We closed in March 2021 in 25 days and renewed the tenant at $1,250/month for a 12 month lease.

<br>

To date (October 1, 2021), after just 7 months, the property has returned 6.88% to investors. This is without any debt. The property is worth $125,000 - $140,000. If we refinance, the investors will be looking at a distribution of roughly 100% of their initial investment and $500 of monthly cash flow.

<br>

## Repeat business

<br>

Two months later we bought another property from this same landlord who came back to us because of how easy we make it to sell your rental property. That investment property was purchased for $295,000 with tenants set to renew at $3,200 per month.

<br>

## Sell your rental property with OfferMarket 

<br>

If you own one or more rental property that you want to sell for terms that are competitive and convenient, [create your free listing](https://www.offermarket.us/?ref=blog-introducing-portfolio-deals) today to compare offers from verified buyers on our marketplace. If your property meets our criteria, one of the offers may just be from us.

<br>

## Invest with us in single family rental properties 

<br>

If you are looking to passively invest in single family rental properties, and you want cash flow, capital appreciation, and exposure to a resilient asset class with tax advantages, fill out our investor form and a member of our team will be in touch.

<br>

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<br>

Introducing OfferMarket Portfolio deals. Passively invest in single family rental properties, sell with confidence.

OfferMarket Portfolio Deals Buy And Sell Rental Investment Properties

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Introducing Portfolio Deals - OfferMarket

Introducing Portfolio Deals

Grow your real estate investing business with the most competitive DSCR loan product. OfferMarket also provides DSCR rental loans, bridge loans, hard money, fix & flip, rehab, ground up construction loans.

Rental Loans

<br />

Cash to close is the amount of liquid money you need to have on hand to close a DSCR loan 

<br />

Cash to close is the amount of liquid money you need to have on hand to close a DSCR loan | OfferMarket

*Quote takes 1 minute, no credit pull

*1 quote from 40+ carriers

*New listings daily

Cash to close

* Takes 2 minutes, no credit pull

* Takes 2 minutes, no credit pull