242 Mountain Lake Dr · Pocono Ranch Lands, PA 18328

$279,000

3 bd · 1.5 ba · 1,428 sqft · SingleFamily public records · 48 Days on market

Built 1973 0.26 ac lot $195/sqft · 31% above area Est $305k · 9% under $92/mo HOA · 5% of rent

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Why this score? — see what drove the D+ 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 +11.4/15.0
• Appreciation +10.0/10.0
• Cash flow +7.6/30.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.7/10.0

Listing remarks MLS

This Lake View home features all that is needed for a primary or vacation setup including a garage, family room, large front deck, and lake view. All located in a private community with access to two outdoor pools with tennis, clubhouse with indoor pool and sauna, seven lakes, and access to Pa. State Lands.

Key facts

• Clubhouse
• Spacious deck
• Cozy sunroom

Tags

• COZY SUNROOM
• SPACIOUS DECK
• PARTIALLY FINISHED BASEMENT
• OUTDOOR SWIMMING POOLS
• INDOOR POOL WITH SAUNA
• CLUBHOUSE

Property features AI

Finance

• HOA & community: Association fee $1,100 annually

Exterior

• Parking: Driveway and off-street parking; Parking garage; 1-car garage
• Utilities: Public water; Septic tank
• Home design: Vinyl-sided exterior
• Construction: Asphalt/fiberglass roof
• Exterior features: Public-record lot approximately 0.261 acres; Zoned R

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wall unit cooling
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (21.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (28.1% below list).
• Recommended offer: $201k (28.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $200,621 (28.1% 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. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.83%
• Cash-on-cash: -5.23%
• DSCR: 0.77
• GRM: 11.6

CMA / ARV

• ARV (median comp): $305,337
• List price: $279,000
• Delta: -8.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Mountain Lake Dr	0.08mi	3/2.0	1,448 (+1%)	9mo	$310,000	$214	84
236 Mountain Lake Dr	0.04mi	3/2.0	1,336 (-6%)	12mo	$220,000	$165	75
217 Mountain Lake Dr	0.16mi	3/2.0	1,480 (+4%)	11mo	$410,000	$277	75
206 Mountain Lake Dr	0.25mi	3/2.0	1,420 (-1%)	13mo	$285,000	$201	75
106 Lakewood Dr	0.36mi	3/1.0	1,512 (+6%)	2mo	$185,000	$122	70
214 Westfall Dr	0.18mi	2/2.0 (-1)	1,344 (-6%)	15mo	$245,000	$182	63
332 Wild Acrs Dr	0.19mi	3/2.0	1,256 (-12%)	11mo	$225,000	$179	59
259 Wild Acres Dr	0.53mi	3/2.0	1,364 (-4%)	8mo	$245,000	$180	59
199 Mountain Lake Dr	0.30mi	3/2.0	1,584 (+11%)	10mo	$430,000	$271	58
103 Westfall Dr	0.69mi	3/2.0	1,386 (-3%)	8mo	$247,200	$178	54
119 Stroud Ct	0.73mi	4/1.5 (+1)	1,512 (+6%)	17mo	$110,000	$73	37
100 Carol Ct	0.75mi	3/1.0	1,264 (-12%)	20mo	$225,000	$178	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.6%
• Equity multiple: 2.67×
• Total profit: $130,286
• Equity at exit: $251,345

10-year hold

• IRR: 18.7%
• Equity multiple: 6.13×
• Total profit: $400,786
• Equity at exit: $542,036

Cash invested: $78,120 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$254 /mo · $3,050/yr
• Insurance: −$116
• HOA: −$92
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-341

Break-even live

Break-even rent $2,437

Max offer price $218,829

Occupancy floor —

Sensitivity live

Price	-10% $-183	-5% $-262	+0% $-341	+5% $-420	+10% $-499
Rent	-10% $-499	-5% $-420	+0% $-341	+5% $-261	+10% $-182
Rate	-1.0pp $-200	-0.5pp $-270	base $-341	+0.5pp $-413	+1.0pp $-486

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $92 · $1,104/yr
• Likely covers: pool

Listing history 24 events

1. 2026-06-21
   days on market $279,000 Active 48 DOM
2. 2026-06-18
   days on market $279,000 Active 45 DOM
3. 2026-06-17
   days on market $279,000 Active 44 DOM
4. 2026-06-16
   days on market $279,000 Active 43 DOM
5. 2026-06-15
   days on market $279,000 Active 42 DOM
6. 2026-06-13
   days on market $279,000 Active 40 DOM
7. 2026-06-13
   days on market $279,000 Active 39 DOM
8. 2026-06-09
   days on market $279,000 Active 36 DOM
9. 2026-06-08
   pricedays on market $279,000 Active 35 DOM
10. 2026-06-07
    days on market $288,000 Active 34 DOM
11. 2026-06-04
    days on market $288,000 Active 31 DOM
12. 2026-06-03
    days on market $288,000 Active 30 DOM
13. 2026-06-02
    days on market $288,000 Active 29 DOM
14. 2026-06-01
    days on market $288,000 Active 28 DOM
15. 2026-05-31
    days on market $288,000 Active 27 DOM
16. 2026-05-01
    listed $295,000 Active 1461-char remark
17. 2021-08-20
    soldstatus $190,000
18. 2021-08-17
    soldstatus 308-char remark

    Show marketing remark (411 chars)

    This Lake View home features all that is needed for a primary or vacation setup including a garage, family room, large front deck, and lake view. All located in a private community with access to two outdoor pools with tennis, clubhouse with indoor pool and sauna, seven lakes, and access to Pa. State Lands. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

19. 2021-08-17
    soldstatus $190,000

    Show marketing remark (411 chars)

    This Lake View home features all that is needed for a primary or vacation setup including a garage, family room, large front deck, and lake view. All located in a private community with access to two outdoor pools with tennis, clubhouse with indoor pool and sauna, seven lakes, and access to Pa. State Lands. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

20. 2021-06-09
    listed $199,900 308-char remark

    Show marketing remark (411 chars)

    This Lake View home features all that is needed for a primary or vacation setup including a garage, family room, large front deck, and lake view. All located in a private community with access to two outdoor pools with tennis, clubhouse with indoor pool and sauna, seven lakes, and access to Pa. State Lands. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

21. 2021-06-09
    listed $199,900

    Show marketing remark (411 chars)

    This Lake View home features all that is needed for a primary or vacation setup including a garage, family room, large front deck, and lake view. All located in a private community with access to two outdoor pools with tennis, clubhouse with indoor pool and sauna, seven lakes, and access to Pa. State Lands. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

22. 2012-02-24
    soldstatus $46,000
23. 2012-01-09
    listed $56,500
24. 1999-09-27
    soldstatus $79,000

ⓘ 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: $3,050 · $254/mo
• Projected year-2 tax: $3,729 · $311/mo
• Expected delta: +$679/yr (+$57/mo · 22.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $24,075
• − Mortgage interest: −$15,628
• − Property taxes: −$3,050
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$1,104
• − Depreciation: −$8,116
• Taxable loss: −$9,071
• Est. tax savings @ 24.0%: +$2,177
• After-tax cash flow: $-1,910/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.13%
• Current HPI: 248.4494
• 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

+253.2% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $279,000 GLVRMLS
• 2026-05-28 Price Changed $288,000 GLVRMLS
• 2026-05-01 Listed $295,000 GLVRMLS
• 2021-08-20 Sold (Public Records) $190,000 Public Records
• 2021-08-17 Sold (MLS) $190,000 PWMLS
• 2021-08-17 Sold (MLS) — PWMLS
• 2021-06-09 Listed $199,900 PWMLS
• 2021-06-09 Listed $199,900 PWMLS
• 2012-02-24 Sold (MLS) $46,000 PMAR
• 2012-01-09 Listed $56,500 PMAR
• 1999-09-27 Sold (Public Records) $79,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $3,050 · +1.5% YoY. Source: county tax records.