3603 Lakewood Dr · Brodheadsville, PA 18353

$25,500

2 bd · 1.0 ba · 720 sqft · SingleFamily public records · 77 Days on market

Built 1930 0.57 ac lot $84/mo HOA · 8% of rent ↓ 15% since listing

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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 +17.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• DSCR +5.4/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention contractors and nature enthusiasts! This property is seeking its new owners in a secluded rural community. Enjoy unparalleled privacy. The property requires complete rehabilitation and reconstruction. It features two bedrooms and a bathroom on a 0.57-acre lot. Develop your dream oasis in Monroe County. Situated in a small community with access to Buckwha Creek and Princess Lake, this property offers abundant potential. Bring your tools and ideas to make this property yours! Must walk down grass hill path to get to property wear proper footwear! Property purchased from tax auction less than year ago buyer will be unable to get title insurance with Quiet Title Action completed by lawyer!

Key facts

• 0.57-acre lot
• 0.57 acre lot
• 3 parking spots

Tags

• 0.57-ACRE LOT
• ACCESS TO BUCKWHA CREEK
• ACCESS TO PRINCESS LAKE

🔨 Auction listing. The $25,500 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $103,477 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $26k.

Deal economics

• At list price, monthly cash flow is $76 ($916/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $26k).
• Recommended offer: $24k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 1.4% in Brodheadsville — 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 84/100 on livability (#97 in PA, #710 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: commute 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: 75 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 (-3.0%/yr); year-one equity from $716 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 77 days — a 6% lower offer ($24k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 6.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $23,970 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
8. 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?
9. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
10. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
11. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
12. 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.
13. 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.
14. 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: 1.07% ✓
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 7.8

CMA / ARV

• ARV (median comp): $103,477
• List price: $25,500
• Delta: -75.36%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.2%
• Equity multiple: 0.59×
• Total profit: $-11,838
• Equity at exit: $15,429

10-year hold

• IRR: -1.9%
• Equity multiple: 0.87×
• Total profit: $-3,772
• Equity at exit: $8,947

Cash invested: $28,974 (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 18353

• Home prices YoY: -14.0%
• Active inventory: 75
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$543
• Tax est. 1.5%: −$129 /mo · $1,552/yr
• Insurance: −$43
• HOA: −$84
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $76

Break-even live

Break-even rent $1,012

Max offer price $103,477

Occupancy floor 88%

Sensitivity live

Price	-10% $148	-5% $112	+0% $76	+5% $41	+10% $5
Rent	-10% $-11	-5% $33	+0% $76	+5% $120	+10% $164
Rate	-1.0pp $128	-0.5pp $103	base $76	+0.5pp $50	+1.0pp $22

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: $25,869
• Closing costs: $3,104
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $84 · $1,008/yr

Listing history 20 events

1. 2026-06-19
   days on market $25,500 Active 77 DOM
2. 2026-06-18
   days on market $25,500 Active 76 DOM
3. 2026-06-17
   days on market $25,500 Active 75 DOM
4. 2026-06-16
   days on market $25,500 Active 74 DOM
5. 2026-06-15
   days on market $25,500 Active 73 DOM
6. 2026-06-14
   days on market $25,500 Active 71 DOM
7. 2026-06-13
   days on market $25,500 Active 70 DOM
8. 2026-06-10
   days on market $25,500 Active 68 DOM
9. 2026-06-09
   days on market $25,500 Active 67 DOM
10. 2026-06-08
    days on market $25,500 Active 66 DOM
11. 2026-06-07
    days on market $25,500 Active 65 DOM
12. 2026-06-05
    days on market $25,500 Active 62 DOM
13. 2026-06-03
    days on market $25,500 Active 61 DOM
14. 2026-06-02
    days on market $25,500 Active 60 DOM
15. 2026-06-01
    days on market $25,500 Active 59 DOM
16. 2026-05-31
    days on market $25,500 Active 58 DOM
17. 2026-05-30
    days on market $25,500 Active 57 DOM
18. 2026-04-27
    price $25,500 705-char remark

    Show marketing remark (705 chars)

    Attention contractors and nature enthusiasts! This property is seeking its new owners in a secluded rural community. Enjoy unparalleled privacy. The property requires complete rehabilitation and reconstruction. It features two bedrooms and a bathroom on a 0.57-acre lot. Develop your dream oasis in Monroe County. Situated in a small community with access to Buckwha Creek and Princess Lake, this property offers abundant potential. Bring your tools and ideas to make this property yours! Must walk down grass hill path to get to property wear proper footwear! Property purchased from tax auction less than year ago buyer will be unable to get title insurance with Quiet Title Action completed by lawyer!

19. 2026-04-21
    price $26,500 705-char remark

    Show marketing remark (705 chars)

    Attention contractors and nature enthusiasts! This property is seeking its new owners in a secluded rural community. Enjoy unparalleled privacy. The property requires complete rehabilitation and reconstruction. It features two bedrooms and a bathroom on a 0.57-acre lot. Develop your dream oasis in Monroe County. Situated in a small community with access to Buckwha Creek and Princess Lake, this property offers abundant potential. Bring your tools and ideas to make this property yours! Must walk down grass hill path to get to property wear proper footwear! Property purchased from tax auction less than year ago buyer will be unable to get title insurance with Quiet Title Action completed by lawyer!

20. 2026-04-03
    listed $29,900 Active 705-char remark

    Show marketing remark (705 chars)

    Attention contractors and nature enthusiasts! This property is seeking its new owners in a secluded rural community. Enjoy unparalleled privacy. The property requires complete rehabilitation and reconstruction. It features two bedrooms and a bathroom on a 0.57-acre lot. Develop your dream oasis in Monroe County. Situated in a small community with access to Buckwha Creek and Princess Lake, this property offers abundant potential. Bring your tools and ideas to make this property yours! Must walk down grass hill path to get to property wear proper footwear! Property purchased from tax auction less than year ago buyer will be unable to get title insurance with Quiet Title Action completed by lawyer!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 12% 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: $13,298
• − Mortgage interest: −$5,796
• − Property taxes: −$1,552
• − Insurance: −$517
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − HOA: −$1,008
• − Depreciation: −$3,010
• Taxable loss: −$714
• Est. tax savings @ 24.0%: +$171
• After-tax cash flow: $1,087/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 — Brodheadsville

• Score: 84/100
• State rank: #97
• US rank: #710

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,821
• Population (ZIP): 11,512

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 6% Black 5% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 10% Slovak 3% Iranian 3%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 6% 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: ▼ -27.10%
• Current HPI: 166.0654
• 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

-14.7% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $25,500 BRIGHT MLS
• 2026-04-21 Price Changed $26,500 BRIGHT MLS
• 2026-04-03 Listed $29,900 BRIGHT MLS

Property tax history

+6.1%/yr

Latest (2026): $1,890 · +1.5% YoY. Source: county tax records.