36 Big Bass Dr Unit B311 · Big Bass Lake, PA 18424

$175,000

3 bd · 1.5 ba · 1,404 sqft · SingleFamily · 8 Days on market

Built 1985 0.50 ac lot Est $347k · 50% under $202/mo HOA · 11% of rent ↓ 36% since listing

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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 +12.8/30.0
• Appreciation +9.2/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

GREAT LOCATION JUST A SHORT DISTANCE FROM THE BIG BASS LAKE BEACH! THE 3 BEDROOM, 1.5 BATH HOME FEATURES CATHEDRAL CEILINGS, TILED BATHS, & A PAVED DRIVEWAY. ENJOY THE COMMUNITY AMENITIES INCLUDING 3 LAKES, INDOOR POOL COMPLEX, OUTDOOR POOL, TENNIS AND PICKLEBALL COURTS TO NAME A FEW. CONVENIENTLY LOCATED CLOSE TO INTERSTATE HIGHWAYS, MOUNT AIRY CASINO, TRIPLE A YANKEE BASEBALL AND THE GREAT POCONO MOUNTAINS!

Key facts

• Outdoor pool
• Indoor pool complex
• Cathedral ceilings

Tags

• BIG BASS LAKE BEACH
• CATHEDRAL CEILINGS
• TILED BATHS
• PAVED DRIVEWAY
• INDOOR POOL COMPLEX
• OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-16 ($-197/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.4% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $173k (1.4% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.8% in Big Bass 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 70/100 on livability (#763 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 2y 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 $172,626 (1.4% 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: 1.01% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.40%
• DSCR: 0.98
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $346,788
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Lake Dr E Unit B327	0.06mi	3/2.0	1,386 (-1%)	1mo	$650,000	$469	92
87 Livingston Ln	0.61mi	3/2.0	1,396 (-1%)	14mo	$345,000	$247	57
87 W Creek View Dr	0.38mi	3/2.0	1,455 (+4%)	24mo	$305,000	$210	54
1915 Livingston Ln	0.65mi	3/2.0	1,500 (+7%)	6mo	$305,000	$203	51
8 Ridge Rd	0.43mi	3/2.0	1,500 (+7%)	19mo	$330,000	$220	50
191 Pa-435	0.75mi	3/2.0	1,366 (-3%)	12mo	$375,000	$275	49
140 Cardinal Dr	0.71mi	3/2.0	1,300 (-7%)	21mo	$369,000	$284	35

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.56×
• Total profit: $76,324
• Equity at exit: $138,407

10-year hold

• IRR: 19.1%
• Equity multiple: 5.55×
• Total profit: $222,875
• Equity at exit: $280,108

Cash invested: $49,000 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,766 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$202
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $-16

Break-even live

Break-even rent $1,787

Max offer price $172,626

Occupancy floor 96%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: pool

Listing history 11 events

1. 2026-03-21
   status Pending
2. 2026-03-10
   listed $175,000 Active
3. 2025-11-29
   historical
4. 2025-11-26
   status Active
5. 2025-11-11
   status Pending
6. 2025-10-23
   price $225,000
7. 2025-08-28
   listed $249,999 Active
8. 2025-04-26
   historical
9. 2025-01-16
   price $260,000
10. 2024-11-30
    status Active
11. 2024-08-14
    listed $275,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,190
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − HOA: −$2,424
• − Depreciation: −$5,091
• Taxable loss: −$3,018
• Est. tax savings @ 24.0%: +$724
• After-tax cash flow: $528/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Big Bass Lake

• Score: 70/100
• State rank: #763
• US rank: #7622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Bass Lake, PA
• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

-36.4% since first listed

11 events — show timeline

• 2026-03-21 Pending — PMAR
• 2026-03-10 Listed $175,000 PMAR
• 2025-11-29 Delisted — PMAR
• 2025-11-26 Relisted — PMAR
• 2025-11-11 Pending — PMAR
• 2025-10-23 Price Changed $225,000 PMAR
• 2025-08-28 Listed $249,999 PMAR
• 2025-04-26 Delisted — PMAR
• 2025-01-16 Price Changed $260,000 PMAR
• 2024-11-30 Relisted — PMAR
• 2024-08-14 Listed $275,000 PMAR