74 Beaver Dr · Indian Mountain Lake, PA 18210

$150,000

2 bd · 1.0 ba · 616 sqft · SingleFamily public records · 5 Days on market

Built 1971 0.40 ac lot Est $174k · 14% under $113/mo HOA · 7% 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).

• Cash flow +20.8/30.0
• ARV discount +13.6/15.0
• DSCR +6.6/10.0
• 1% rule +5.9/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Pocono Cottage Retreat With Seasonal Lake Views! Tucked Away On Long Private Driveway And Adjoining 118 Acres Of Community Greenbelt, This Charming 2-Bedroom Cottage-Style Ranch Offers The Peaceful Pocono Setting Buyers Are Searching For. Enjoy Seasonal Lake Views, A Lake And Creek Directly Across The Street, And Access To One Of Five Community Lakes For Year-Round Recreation. The Property Features A Partial Wraparound Deck, Covered Front Entry, Rear Entertaining Patio, Spacious Carport, And Plenty Of Parking. Surrounded By Mature Trees And Nature, This Inviting Home Offers Privacy And A Relaxing Mountain Atmosphere. Inside, The Living Room Showcases A Floor-To-Ceiling Custom Stone Fireplace And Hearth, Creating The Perfect Gathering Space For All Seasons. The Bright Eat-In Kitchen Offers Backyard Views, Abundant Natural Light, And Convenient Deck Access For Easy Indoor-Outdoor Living. The Primary Bedroom Overlooks The Private Yard And Includes Built-In Shelving, While The Second Bedroom Enjoys Seasonal Lake Views. A Full Bathroom Features A Tiled Shower And Linen Closet For Added Convenience. Whether You're Looking For A Weekend Getaway, Full-Time Residence, Or Investment Opportunity, This Affordable Retreat Delivers Exceptional Value. Enjoy Access To Five Community Lakes, Boating, Fishing, A Community Playground, And The Best Of Pocono Lake Life. With A Newer Roof, Charming Cottage Appeal, And A Location That Combines Nature, Recreation, And Privacy, This Is The Pocono Escape You've Been Waiting For!

Key facts

• Seasonal lake views
• Spacious carport
• Covered front entry

Tags

• SEASONAL LAKE VIEWS
• COMMUNITY GREENBELT
• PARTIAL WRAPAROUND DECK
• COVERED FRONT ENTRY
• REAR ENTERTAINING PATIO
• SPACIOUS CARPORT

Property features AI

Finance

• HOA & community: Annual association fee of $1,350

Exterior

• Parking: Attached garage; 1 garage space; Carport; Driveway; Off-street parking
• Security: Smoke detectors
• Utilities: 200+ amp electric service with circuit breakers; Well water; Septic tank
• Home design: One-story property; Has a view; Above-grade finished area: 616
• Construction: T1-11 siding; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Fire pit; Corner lot; Flat lot; Wooded views; Private paved road frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Laminate flooring; Resilient flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Wood stove
• Interior features: Eat-in kitchen; Traditional floorplan; Wired for data; Crawl space basement with exterior entry and sump pump; Wood-burning fireplace in the living room
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• 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.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 453 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $49k; list at $150k implies a 207% gain — meaningful room to come down on a strong offer.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.88%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $173,712
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Vista Dr	0.49mi	2/1.0	600 (-3%)	6mo	$150,000	$250	68
21 Beaver Dr	0.26mi	2/1.0	687 (+12%)	12mo	$208,400	$303	59
86 Shortridge Rd	0.52mi	2/1.0	600 (-3%)	23mo	$169,000	$282	52

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-10,438
• Equity at exit: $23,122

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,604
• Equity at exit: $14,272

Cash invested: $42,000 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$62
• HOA: −$113
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $206

Break-even live

Break-even rent $1,369

Max offer price $150,000

Occupancy floor 82%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 6 events

1. 2026-06-14
   statusdays on market $150,000 Pending 5 DOM
2. 2026-06-10
   days on market $150,000 Active 4 DOM
3. 2026-06-09
   days on market $150,000 Active 3 DOM
4. 2026-06-08
   days on market $150,000 Active 2 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $150,000 Active 1 DOM

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$467/yr (+$39/mo · 32.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $19,558
• − Mortgage interest: −$8,402
• − Property taxes: −$1,436
• − Insurance: −$750
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − HOA: −$1,356
• − Depreciation: −$4,364
• Taxable income: $121
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $2,440/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 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 (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

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 · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

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

+150.4% since first listed

5 events — show timeline

• 2026-06-06 Listed $150,000 GLVRMLS
• 2026-06-04 Listed $150,000 PMAR
• 2015-12-29 Sold (Public Records) $48,900 Public Records
• 2015-11-25 Sold (MLS) $48,900 PMAR
• 2015-06-25 Listed $59,900 PMAR

Property tax history

+1.7%/yr

Latest (2026): $1,436 · +5.4% YoY. Source: county tax records.