332 Clearview Dr · Emerald Lakes, PA 18334

$289,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 16 Days on market

Built 1986 0.47 ac lot $201/sqft · at area comps Est $285k · at est. $120/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).

• Cash flow +10.9/30.0
• ARV discount +6.9/15.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

You're in for a treat! This is a cutie. You are ready to move in. When you arrive the cleared lot for that amazing fire-pit you have in mind is awesome. Then there is this rockin little contemporary, fresh paint, excellent decks, views abound. There is a bedroom and full bath on main level (snowbirds, no stairs for you). For a family, the second level set-up, two bedrooms split by a full bath is perfect. The second floor walk-way will rock some art or antiques. It is a bright sunny house. One of the many Pocono's premiere residential/vacation/rental communities, lakes and amenities are many. Come take a look.

Key facts

• Cleared lot
• Full bath
• Fire-pit

Tags

• CLEARED LOT
• FIRE-PIT
• FULL BATH ON MAIN LEVEL
• SECOND LEVEL SET-UP
• FULL BATH
• SECOND FLOOR WALK-WAY

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,440 (approx. $120/month); Association amenities include security, clubhouse, meeting room, picnic area, and recreation facilities; Subdivision: Emerald Lakes

Exterior

• Parking: Total of 810 parking spaces, including 8 open parking spaces
• Security: Community security (through homeowners association)
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single family residential house; 2 stories; Side entry via side deck
• Construction: Shingle roof; Block foundation; Construction materials listed as unknown; Built above grade finished area of 1,440
• Exterior features: Sliding doors; Lot approximately 0.47 acres with dimensions 99 x 215 x 107 x 210; Zoned R-3 (residential)

Interior

• Kitchen: Laminate counters
• Bedrooms: Total of 7 rooms (bedrooms and other rooms included)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s) for cooling
• Interior features: Laminate counters; Beamed ceilings; High ceilings; Open floorplan; Storage; Insulated windows; Unfurnished; Has fireplace with gas log, stone surround and glass doors in the living room; Crawl space basement
• Laundry & utility: Main level laundry in hall with washer hookup, electric dryer hookup and laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-125 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (17.3% below list).
• Recommended offer: $239k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Emerald Lakes — 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 67/100 on livability (#974 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools 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: 107 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 16 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $90k; list at $289k implies a 221% gain — meaningful room to come down on a strong offer.

Recommended offer $239,107 (17.3% 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.85%
• DSCR: 0.92
• GRM: 10.1

CMA / ARV

• ARV (median comp): $285,264
• List price: $289,000
• Delta: 1.31%
• 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
620 Sullivan Trl	0.22mi	3/2.5	1,440 (0%)	9mo	$222,000	$154	80
237 Ash Drive Dr	0.47mi	3/2.0	1,356 (-6%)	7mo	$385,000	$284	63
215 Granite Rd	0.37mi	3/2.0	1,344 (-7%)	11mo	$320,000	$238	63
249 Clearview Dr	0.44mi	3/2.0	1,344 (-7%)	11mo	$325,000	$242	59
640 Sullivan Trl	0.12mi	3/2.0	1,257 (-13%)	20mo	$292,500	$233	56
1728 Clover Rd	0.20mi	4/2.5 (+1)	1,565 (+9%)	23mo	$298,000	$190	50
163 Granite Rd	0.56mi	3/1.0	1,340 (-7%)	10mo	$180,000	$134	50
144 Island Dr	0.72mi	3/2.0	1,368 (-5%)	10mo	$265,000	$194	50
195 Overland Dr	0.42mi	3/1.5	1,308 (-9%)	20mo	$305,000	$233	46
1138 Horizon Dr	0.65mi	4/2.0 (+1)	1,591 (+10%)	1mo	$435,000	$273	46
394 Cedar Dr	0.42mi	3/2.0	1,632 (+13%)	16mo	$275,000	$169	45
915 Cricket Ln	0.66mi	2/1.0 (-1)	1,260 (-12%)	12mo	$250,000	$198	29

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

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.2%
• Equity multiple: 0.64×
• Total profit: $-28,968
• Equity at exit: $70,485

10-year hold

• IRR: -1.5%
• Equity multiple: 0.86×
• Total profit: $-11,010
• Equity at exit: $74,633

Cash invested: $80,920 (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 18334

• Home prices YoY: -0.5%
• Active inventory: 107
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$258 /mo · $3,091/yr
• Insurance: −$120
• HOA: −$120
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-125

Break-even live

Break-even rent $2,549

Max offer price $266,994

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 13 events

1. 2026-06-14
   statusdays on market $289,000 Pending 16 DOM
2. 2026-06-13
   days on market $289,000 Active 15 DOM
3. 2026-06-10
   days on market $289,000 Active 13 DOM
4. 2026-06-09
   days on market $289,000 Active 12 DOM
5. 2026-06-08
   days on market $289,000 Active 11 DOM
6. 2026-06-07
   statusdays on market $289,000 Active 10 DOM
7. 2026-05-11
   listed $289,000 Active 618-char remark
8. 2024-09-04
   listed $230,000 Active
9. 2024-04-23
   historical $1,950
10. 2024-04-16
    price $1,950
11. 2023-12-06
    listed $2,250
12. 2021-02-21
    listed $185,000
13. 2002-12-30
    soldstatus $90,000

ⓘ 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: $3,091 · $258/mo
• Projected year-2 tax: $3,828 · $319/mo
• Expected delta: +$738/yr (+$61/mo · 23.9%)

ⓘ 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 ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $28,693
• − Mortgage interest: −$16,188
• − Property taxes: −$3,091
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,295
• − Management: −$2,295
• − HOA: −$1,440
• − Depreciation: −$8,407
• Taxable loss: −$6,469
• Est. tax savings @ 24.0%: +$1,553
• After-tax cash flow: $58/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 — Emerald Lakes

• Score: 67/100
• State rank: #974
• US rank: #10662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emerald Lakes, PA
• Population (ZIP): 4,907

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 12% Black 9%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 10% Russian/Polish/Slavic 3%

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: ▼ -0.95%
• Current HPI: 178.5307
• 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

+221.1% since first listed

10 events — show timeline

• 2026-06-14 Pending — PMAR
• 2026-06-05 Relisted — PMAR
• 2026-05-20 Pending — PMAR
• 2026-05-11 Listed $289,000 PMAR
• 2024-09-04 Listed $230,000 PMAR
• 2024-04-23 Rental Removed $1,950 PMAR
• 2024-04-16 Price Changed $1,950 PMAR
• 2023-12-06 Listed for Rent $2,250 PMAR
• 2021-02-21 Listed $185,000 PMAR
• 2002-12-30 Sold (Public Records) $90,000 Public Records

Property tax history

-0.7%/yr

Latest (2026): $3,091 · +3.3% YoY. Source: county tax records.