9064 Robinhood Dr · Indian Mountain Lake, PA 18058

$239,900

2 bd · 1.0 ba · 1,024 sqft · SingleFamily public records · 88 Days on market

Built 1959 9,583 sqft lot Est $237k · at est. $46/mo HOA · 2% of rent

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Why this score? — see what drove the B- 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 +24.7/30.0
• Appreciation +8.1/10.0
• DSCR +8.0/10.0
• ARV discount +6.9/15.0
• 1% rule +6.5/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This fully updated home in the desirable Robin Hood Lakes community delivers move-in-ready comfort with modern upgrades and low maintenance living. Nearly every major system and surface has been replaced. Highlights include a new roof (2023), energy-efficient windows, (2024) with warranty, brand-new decks, smart lock exterior doors, and a freshly seal coated driveway (2025). Inside, discover a renovated half bath upstairs, a completely remodeled full bath downstairs (2025), an updated mudroom, and thoughtful finishes throughout. The home's heating and cooling system (2020) and electric water heater (2020) offer peace of mind for years to come. With updates completed inside and out, this pro

Key facts

• Lake community
• Bright living area
• Partially wooded lot

Tags

• PARTIALLY WOODED LOT
• LAKE COMMUNITY
• BRIGHT LIVING AREA
• EAT-IN KITCHEN
• COMMUNITY AMENITIES
• STOCKED FISHING LAKE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (6.2% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $175k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $236,544
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Acorn Ln	0.36mi	3/1.0 (+1)	952 (-7%)	0mo	$220,000	$231	66
8676 Twin Lake Dr	0.52mi	3/1.0 (+1)	1,000 (-2%)	3mo	$237,000	$237	64
8803 Robinhood Dr	0.36mi	3/2.0 (+1)	1,056 (+3%)	12mo	$229,000	$217	59
8708 Lady Marion Dr	0.39mi	3/1.0 (+1)	960 (-6%)	10mo	$200,000	$208	58
8879 Robinhood Dr	0.28mi	3/1.5 (+1)	1,056 (+3%)	19mo	$147,900	$140	58
161 Acorn Ln	0.37mi	3/1.0 (+1)	1,008 (-2%)	24mo	$230,000	$228	55
8755 Twin Lake Dr	0.38mi	3/3.0 (+1)	1,011 (-1%)	18mo	$315,000	$312	52
4194 Forest Dr	0.57mi	3/1.5 (+1)	1,036 (+1%)	18mo	$292,000	$282	50
4155 Greenwood Dr	0.72mi	2/1.0	900 (-12%)	24mo	$225,000	$250	26

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.56×
• Total profit: $104,894
• Equity at exit: $154,613

10-year hold

• IRR: 22.0%
• Equity multiple: 5.21×
• Total profit: $282,679
• Equity at exit: $283,724

Cash invested: $67,172 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 90
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$266 /mo · $3,191/yr
• Insurance: −$100
• HOA: −$46
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $503

Break-even live

Break-even rent $2,114

Max offer price $239,900

Occupancy floor 77%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Iowa Rd Albrightsville, PA	3.0	1.0	930	$2,750	$2.96	23d	1	0.79mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: waterelectric

Listing history 10 events

1. 2026-03-05
   status Pending
2. 2026-03-01
   status Active
3. 2026-03-01
   price $239,900
4. 2026-02-06
   price $229,900
5. 2025-09-15
   listed $250,000 Active
6. 2023-03-03
   soldstatus $175,000
7. 2022-11-01
   listed $199,900 Active
8. 2022-09-29
   price $199,900
9. 2022-09-16
   listed $209,900 Active
10. 2007-04-25
    soldstatus $155,000

ⓘ 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: $3,191 · $266/mo
• Projected year-2 tax: $3,491 · $291/mo
• Expected delta: +$300/yr (+$25/mo · 9.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 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: $33,000
• − Mortgage interest: −$13,438
• − Property taxes: −$3,191
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$552
• − Depreciation: −$6,979
• Taxable income: $2,360
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $5,464/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 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

• Population (ZIP): 9,884

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 6.25%
• Current HPI: 188.6013
• 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

+54.8% since first listed

10 events — show timeline

• 2026-03-05 Pending — PMAR
• 2026-03-01 Relisted — PMAR
• 2026-03-01 Price Changed $239,900 PMAR
• 2026-02-06 Price Changed $229,900 PMAR
• 2025-09-15 Listed $250,000 PMAR
• 2023-03-03 Sold (Public Records) $175,000 Public Records
• 2022-11-01 Listed $199,900 PMAR
• 2022-09-29 Price Changed $199,900 PMAR
• 2022-09-16 Listed $209,900 PMAR
• 2007-04-25 Sold (Public Records) $155,000 Public Records

Property tax history

+4.3%/yr

Latest (2026): $3,191 · +1.6% YoY. Source: county tax records.