185 Lookout Dr · Indian Mountain Lake, PA 18210

$224,900

3 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 20 Days on market

Built 1986 1.03 ac lot $100/sqft · 44% below area Est $332k · 32% under

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Why this score? — see what drove the C+ 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• Schools +4.0/10.0
• Appreciation +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

One of a Kind 3 BR, 2 Bath Contemporary Home w/ a very unique layout--ready for your cosmetic touches. 1st Floor features Living Room w/ Full Stone Wall Fireplace, Kitchen & Dining Area, Large Den w/ Slider Doors leading to a very private Deck w/ Hot Tub, 2 BR's & Full Bath. 2nd Floor offers Primary BR w/ Cathedral Ceilings, Full Bath & Loft w/ another Full Stone Wall Fireplace.

Key facts

• Private deck
• Hot tub
• Loft

Tags

• FULL STONE WALL FIREPLACE
• PRIVATE DECK
• HOT TUB
• CATHEDRAL CEILINGS
• LOFT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.7% in Indian Mountain Lake — 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 62/100 on livability (#1,349 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, health & safety D, amenities F.
• 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: 453 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $6k 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 20 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $221,526 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 7.93%
• Cash-on-cash: 5.85%
• DSCR: 1.26
• GRM: 7.5

CMA / ARV

• ARV (median comp): $332,357
• List price: $224,900
• Delta: -32.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Azalea Dr	0.54mi	3/2.0	2,160 (-4%)	10mo	$350,000	$162	60
205 Upper Notch Rd	0.34mi	4/3.0 (+1)	2,147 (-4%)	16mo	$324,900	$151	55
215 Fawn Ln	0.55mi	4/2.0 (+1)	2,142 (-4%)	11mo	$260,000	$121	53
107 Horseshoe Dr	0.63mi	3/2.5	2,394 (+7%)	5mo	$380,000	$159	53
1518 Anne Ln Ln Unit Anne Ln 81	0.72mi	3/3.0	2,104 (-6%)	1mo	$345,000	$164	52
199 Winding Way	0.62mi	3/2.0	1,998 (-11%)	4mo	$325,000	$163	50
137 Long View Dr	0.71mi	4/2.5 (+1)	2,187 (-2%)	10mo	$455,000	$208	48
151 Mallard Ln	0.57mi	3/2.5	2,532 (+13%)	4mo	$330,000	$130	46
167 Valley View Dr	0.62mi	4/2.0 (+1)	2,400 (+7%)	10mo	$470,000	$196	46
141 Long View Dr	0.75mi	4/2.5 (+1)	2,112 (-6%)	4mo	$325,000	$154	45
230 Highridge Rd	0.65mi	3/3.0	2,364 (+6%)	14mo	$300,000	$127	45
217 Ryan Rd	0.49mi	3/3.0	2,053 (-8%)	21mo	$350,000	$170	42

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-15,737
• Equity at exit: $34,667

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $12,775
• Equity at exit: $21,398

Cash invested: $62,972 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,487 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$385 /mo · $4,616/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $307

Break-even live

Break-even rent $2,098

Max offer price $224,900

Occupancy floor 83%

Sensitivity live

Price	-10% $434	-5% $370	+0% $307	+5% $243	+10% $179
Rent	-10% $110	-5% $209	+0% $307	+5% $405	+10% $503
Rate	-1.0pp $420	-0.5pp $364	base $307	+0.5pp $249	+1.0pp $189

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Dogwood Ter Albrightsville, PA	3.0	2.0	1885	$2,400	$1.27	24d	1	0.60mi
108 Reynolds Rd Albrightsville, PA	3.0	2.5	1841	$2,500	$1.36	24d	1	0.70mi
147 Winding Way Albrightsville, PA	4.0	2.0	1800	$2,500	$1.39	24d	1	0.84mi
347 Skyline Dr Blakeslee, PA	3.0	1.5	1896	$2,200	$1.16	24d	1	1.05mi
2662 Tacoma Dr Blakeslee, PA	4.0	3.5	2412	$3,000	$1.24	21d	1	1.47mi

Listing history 4 events

1. 2026-05-13
   status Pending 399-char remark

   Show marketing remark (399 chars)

   One of a Kind 3 BR, 2 Bath Contemporary Home w/ a very unique layout--ready for your cosmetic touches. 1st Floor features Living Room w/ Full Stone Wall Fireplace, Kitchen & Dining Area, Large Den w/ Slider Doors leading to a very private Deck w/ Hot Tub, 2 BR's & Full Bath. 2nd Floor offers Primary BR w/ Cathedral Ceilings, Full Bath & Loft w/ another Full Stone Wall Fireplace.

2. 2026-04-21
   listed $224,900 Active 399-char remark

   Show marketing remark (399 chars)

   One of a Kind 3 BR, 2 Bath Contemporary Home w/ a very unique layout--ready for your cosmetic touches. 1st Floor features Living Room w/ Full Stone Wall Fireplace, Kitchen & Dining Area, Large Den w/ Slider Doors leading to a very private Deck w/ Hot Tub, 2 BR's & Full Bath. 2nd Floor offers Primary BR w/ Cathedral Ceilings, Full Bath & Loft w/ another Full Stone Wall Fireplace.

3. 2005-07-21
   soldstatus $187,629
4. 1985-11-15
   soldstatus $21,000

ⓘ 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: $4,616 · $385/mo
• Projected year-2 tax: $4,616 · $385/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,841
• − Mortgage interest: −$12,598
• − Property taxes: −$4,616
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$6,543
• Taxable income: $186
• Est. tax owed @ 24.0%: −$45
• After-tax cash flow: $3,637/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: 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 — Indian Mountain Lake

• Score: 62/100
• State rank: #1349
• US rank: #16713

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Indian Mountain Lake, PA
• Population (ZIP): 7,879

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: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

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: ▼ -2.89%
• Current HPI: 203.8099
• 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

+971.0% since first listed

4 events — show timeline

• 2026-05-13 Pending — GSBR as distributed by MLS GRID
• 2026-04-21 Listed $224,900 GSBR as distributed by MLS GRID
• 2005-07-21 Sold (Public Records) $187,629 Public Records
• 1985-11-15 Sold (Public Records) $21,000 Public Records

Property tax history

-0.1%/yr

Latest (2026): $4,616 · +3.4% YoY. Source: county tax records.