183 Island Dr · Emerald Lakes, PA 18334

$259,900

2 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 25 Days on market

Built 1977 0.59 ac lot Est $289k · 10% under

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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 +12.1/30.0
• ARV discount +12.0/15.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled at the corner of a generous lot, 183 Island Drive awaits like a cottage pulled from the pages of a fairy tale. This charming ranch-style retreat feels worlds away from the rush of everyday life — yet it sits just moments from major commuting routes, making it a rare portal between two worlds. Whether you seek the magic of the Pocono Mountains or the convenience of the highway, this home offers both with quiet grace. Step inside and feel the warmth of a living room where a wood-burning fireplace casts a dancing glow against walls framed by a grand picture window and two charming smaller windows — as though the forest outside has pressed its face to the glass, wishing to b

Key facts

• Large deck
• Screened in porch
• Eat in kitchen

Tags

• WOOD BURNING FIREPLACE
• GRAND PICTURE WINDOW
• FRENCH GLASS DOORS
• EAT IN KITCHEN
• SCREENED IN PORCH
• LARGE DECK

Property features AI

Finance

• Other: Above-grade finished area: 1,312 (finished); Below-grade finished area: 504 (finished); Zoned R-2

Exterior

• Parking: Off-street parking
• Utilities: Private well for water; Septic tank for sewer
• Home design: Single-story home
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Porch

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Total of 7 rooms (bedrooms and other rooms combined)
• Flooring: Carpet; Laminate; Resilient flooring; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric baseboard heating; Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; Full walk-out basement with exterior entry; 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 $260k.

Deal economics

• At list price, monthly cash flow is $-59 ($-712/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (18.7% below list).
• Recommended offer: $211k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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 $2k 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 25 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 6 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 $158k; list at $260k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $211,342 (18.7% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $288,640
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
163 Granite Rd	0.13mi	3/1.0 (+1)	1,340 (+2%)	10mo	$180,000	$134	77
144 Island Dr	0.18mi	3/2.0 (+1)	1,368 (+4%)	10mo	$265,000	$194	67
195 Overland Dr	0.28mi	3/1.5 (+1)	1,308 (-0%)	20mo	$305,000	$233	62
215 Granite Rd	0.35mi	3/2.0 (+1)	1,344 (+2%)	11mo	$320,000	$238	62
181 Cedar Dr	0.68mi	3/1.5 (+1)	1,320 (+1%)	3mo	$173,000	$131	57
1493 Clover Rd	0.38mi	3/2.0 (+1)	1,332 (+2%)	24mo	$279,000	$209	51
300 Cedar Dr	0.37mi	3/2.0 (+1)	1,156 (-12%)	10mo	$401,000	$347	46
1265 Clover Rd	0.61mi	3/2.0 (+1)	1,408 (+7%)	16mo	$310,000	$220	37

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: -7.2%
• Equity multiple: 0.69×
• Total profit: $-22,747
• Equity at exit: $63,388

10-year hold

• IRR: -0.4%
• Equity multiple: 0.96×
• Total profit: $-2,911
• Equity at exit: $67,118

Cash invested: $72,772 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,113 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$258 /mo · $3,093/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-59

Break-even live

Break-even rent $2,189

Max offer price $249,414

Occupancy floor 98%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $259,900 Active 25 DOM
2. 2026-06-18
   days on market $259,900 Active 24 DOM
3. 2026-06-17
   days on market $259,900 Active 23 DOM
4. 2026-06-16
   days on market $259,900 Active 22 DOM
5. 2026-06-15
   days on market $259,900 Active 21 DOM
6. 2026-06-14
   days on market $259,900 Active 19 DOM
7. 2026-06-13
   days on market $259,900 Active 18 DOM
8. 2026-06-10
   days on market $259,900 Active 16 DOM
9. 2026-06-09
   days on market $259,900 Active 15 DOM
10. 2026-06-08
    days on market $259,900 Active 14 DOM
11. 2026-06-07
    days on market $259,900 Active 13 DOM
12. 2026-06-02
    days on market $259,900 Active 8 DOM
13. 2026-06-01
    days on market $259,900 Active 7 DOM
14. 2026-05-31
    days on market $259,900 Active 6 DOM
15. 2026-05-30
    days on market $259,900 Active 5 DOM
16. 2026-05-25
    listed $259,900 Active
17. 2024-12-31
    historical
18. 2024-07-16
    price $279,000
19. 2024-07-16
    price $279,000
20. 2024-06-14
    listed $299,900 Active
21. 2024-06-14
    listed $299,900 Active
22. 2022-03-03
    soldstatus $158,000
23. 2022-03-03
    soldstatus
24. 2022-03-03
    soldstatus $158,000
25. 2021-10-19
    listed $145,000
26. 2021-10-18
    listed $145,000
27. 2021-10-18
    listed $145,000
28. 2007-08-30
    soldstatus $210,000

ⓘ 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: $3,093 · $258/mo
• Projected year-2 tax: $3,600 · $300/mo
• Expected delta: +$507/yr (+$42/mo · 16.4%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $25,361
• − Mortgage interest: −$14,558
• − Property taxes: −$3,093
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,561
• Taxable loss: −$5,208
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $538/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

+23.8% since first listed

13 events — show timeline

• 2026-05-25 Listed $259,900 GLVRMLS
• 2024-12-31 Listing Removed — GLVRMLS
• 2024-07-16 Price Changed $279,000 GLVRMLS
• 2024-07-16 Price Changed $279,000 PMAR
• 2024-06-14 Listed $299,900 PMAR
• 2024-06-14 Listed $299,900 GLVRMLS
• 2022-03-03 Sold (MLS) $158,000 PMAR
• 2022-03-03 Sold (MLS) — PWMLS
• 2022-03-03 Sold (MLS) $158,000 PWMLS
• 2021-10-19 Listed $145,000 PMAR
• 2021-10-18 Listed $145,000 PWMLS
• 2021-10-18 Listed $145,000 PWMLS
• 2007-08-30 Sold (Public Records) $210,000 Public Records

Property tax history

-1.5%/yr

Latest (2026): $3,093 · +3.3% YoY. Source: county tax records.