728 Dotters Corner Rd · Indian Mountain Lake, PA 18058

$339,900

5 bd · 4.5 ba · 2,501 sqft · SingleFamily public records · 4 Days on market

Built 1991 1.16 ac lot $136/sqft · 10% above area Est $412k · 17% under $35/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• Appreciation +8.1/10.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

Key facts

• Expansive kitchen
• One level living
• Finished lower level

Tags

• ONE LEVEL LIVING
• FINISHED LOWER LEVEL
• EXPANSIVE KITCHEN
• WOOD BURNING FIREPLACE
• GENEROUSLY SIZED REAR DECK
• MULTIPLE EN SUITE BEDROOMS

Property features AI

Finance

• HOA & community: Annual HOA fee ($425) with water/lake privileges

Exterior

• Parking: Driveway parking with space for 12 vehicles (total 12 garage/parking spaces listed)
• Utilities: Well water; On-site septic
• Home design: Detached structure; Vinyl siding; Shingle roof (asphalt/fiberglass)
• Construction: Concrete perimeter foundation
• Exterior features: Deck(s); Shed; Lot dimensions approximately 250 x 203

Interior

• Kitchen: Dishwasher; Microwave; Electric oven/range; Refrigerator
• Bedrooms: Five bedrooms on the main level
• Bathrooms: Four full bathrooms on the main level
• Heating & cooling: Forced air heating (oil-fired); Central air conditioning; Electric hot water
• Interior features: Walk-in closet(s); Fully finished and partially finished basement; One fireplace
• Laundry & utility: Washer and dryer; Main floor laundry

What this means for you Summary

Snapshot

• This is a 5-bed/4.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-4 ($-51/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $320k (5.9% below list).
• Recommended offer: $320k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 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 $24k of equity ($2k loan paydown + $21k appreciation (6.2% 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 (6.2% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $320,000 (5.9% 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. 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: 0.94% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (median comp): $411,937
• List price: $339,900
• Delta: -17.49%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4834 Queens Way	0.48mi	4/2.5 (-1)	2,376 (-5%)	11mo	$370,000	$156	47

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.08×
• Total profit: $103,090
• Equity at exit: $219,062

10-year hold

• IRR: 15.9%
• Equity multiple: 4.18×
• Total profit: $302,495
• Equity at exit: $401,992

Cash invested: $95,172 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 90
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,200 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$573 /mo · $6,878/yr
• Insurance: −$142
• HOA: −$35
• Vacancy / Maint / Mgmt: −$672
• Net cashflow: $-4

Break-even live

Break-even rent $3,205

Max offer price $339,149

Occupancy floor 95%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Meriwill Ln Kunkletown, PA	4.0	3.5	3380	$3,200	$0.95	2d	1	0.51mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 25 events

1. 2026-05-05
   status Pending 1737-char remark

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

2. 2026-05-05
   status Pending 1737-char remark

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

3. 2026-05-05
   status Pending

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

4. 2026-05-01
   listed $339,900 Active 1737-char remark

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

5. 2026-05-01
   listed $339,900 Active 1737-char remark

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

6. 2026-05-01
   listed $339,900 Active

   Show marketing remark (1737 chars)

   Spacious 5 bedroom, 4 bath contemporary ranch located in Pleasant Valley Estates, offering true one-level living with an open and flexible layout. Situated on just over an acre, this home features over 3,300 square feet of living space including a finished lower level. The main living area flows seamlessly with a large dining space and an expansive kitchen featuring granite countertops, abundant cabinetry, and a functional layout ideal for everyday living or entertaining. The living room is positioned at the rear of the home and anchored by a wood-burning fireplace, creating a warm and inviting focal point. French doors from the breakfast area lead out to a generously sized rear deck overlooking the private backyard. The home offers a unique and highly desirable bedroom setup with multiple en-suite bedrooms, providing flexibility for extended family, guests, or potential rental potential. The primary suite features vaulted ceilings, a private bath, and ample storage. A convenient first-floor laundry/mudroom adds to the functionality of the home. The finished lower level expands the living space with a large recreation area and bar, perfect for entertaining, along with walk-up access to the exterior. Additional features include a flat, partially wooded lot, ample driveway parking, and a utility shed. Ideally located in the Poconos, this property is just a short drive to Beltzville Lake, Lake Harmony, Big Boulder, Jack Frost, and Hickory Run State Park, offering year-round outdoor recreation including boating, hiking, and skiing. Conveniently positioned right off Route 534 with easy access to Route 209, Route 903, and the PA Turnpike, making travel to the Lehigh Valley, Philadelphia, and New York areas simple.

7. 2024-10-19
   historical
8. 2024-10-19
   historical
9. 2024-06-18
   price $350,000
10. 2024-06-18
    price $350,000
11. 2024-06-18
    price $350,000
12. 2024-05-19
    price $374,900
13. 2024-05-19
    price $374,900
14. 2024-05-19
    price $374,900
15. 2024-04-24
    price $389,500
16. 2024-04-20
    listed $385,900 Active
17. 2024-04-19
    listed $389,500 Active
18. 2024-04-19
    listed $389,500 Active
19. 2023-11-15
    price $369,900
20. 2023-10-14
    price $374,900
21. 2023-08-23
    price $380,000
22. 2023-07-26
    status Active
23. 2023-06-30
    listed $399,000 Active
24. 2016-03-31
    soldstatus $32,000
25. 2015-11-23
    listed $39,900

ⓘ 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: $6,878 · $573/mo
• Projected year-2 tax: $6,878 · $573/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 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $38,400
• − Mortgage interest: −$19,040
• − Property taxes: −$6,878
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,072
• − Management: −$3,072
• − HOA: −$420
• − Depreciation: −$9,888
• Taxable loss: −$5,669
• Est. tax savings @ 24.0%: +$1,361
• After-tax cash flow: $1,310/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 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

• Population (ZIP): 9,884

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 6.25%
• Current HPI: 188.6013
• 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

+788.2% since first listed

29 events — show timeline

• 2026-06-09 Sold (Public Records) $354,400 Public Records
• 2026-06-04 Sold (MLS) $354,400 BRIGHT MLS
• 2026-06-04 Sold (MLS) $354,400 PMAR
• 2026-06-04 Sold (MLS) $354,400 GLVRMLS
• 2026-05-05 Pending — BRIGHT MLS
• 2026-05-05 Pending — PMAR
• 2026-05-05 Pending — GLVRMLS
• 2026-05-01 Listed $339,900 BRIGHT MLS
• 2026-05-01 Listed $339,900 PMAR
• 2026-05-01 Listed $339,900 GLVRMLS
• 2024-10-19 Listing Removed — BRIGHT MLS
• 2024-10-19 Listing Removed — GLVRMLS
• 2024-06-18 Price Changed $350,000 GLVRMLS
• 2024-06-18 Price Changed $350,000 BRIGHT MLS
• 2024-06-18 Price Changed $350,000 PMAR
• 2024-05-19 Price Changed $374,900 GLVRMLS
• 2024-05-19 Price Changed $374,900 BRIGHT MLS
• 2024-05-19 Price Changed $374,900 PMAR
• 2024-04-24 Price Changed $389,500 PMAR
• 2024-04-20 Listed $385,900 PMAR
• 2024-04-19 Listed $389,500 BRIGHT MLS
• 2024-04-19 Listed $389,500 GLVRMLS
• 2023-11-15 Price Changed $369,900 PMAR
• 2023-10-14 Price Changed $374,900 PMAR
• 2023-08-23 Price Changed $380,000 PMAR
• 2023-07-26 Relisted — PMAR
• 2023-06-30 Listed $399,000 PMAR
• 2016-03-31 Sold (MLS) $32,000 PMAR
• 2015-11-23 Listed $39,900 PMAR

Property tax history

+0.9%/yr

Latest (2026): $6,878 · +1.6% YoY. Source: county tax records.