41 Watauga Ln · Penn Forest, PA 18210

$230,000

2 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 43 Days on market

Built 1983 $165/sqft · 8% below area Est $251k · 8% under $113/mo HOA · 5% of rent

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +11.3/15.0
• 1% rule +5.2/10.0
• DSCR +4.8/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you've been watching this one, now is your time! Price improvement due to a job relocation. This 3-bedroom, 2 full bath home in the gated community of Indian Mountain Lakes offers a flexible layout with bright, open living space & natural light throughout. The eat-in kitchen provides functional space for everyday use and easy access to the main living areas. The home features multiple versatile areas that can be adapted to suit a variety of needs, offering flexibility for additional living, working or guest space. Includes a new water filtration/conditioning system that was just serviced & professionally installed Roof was updated in 2023. Enjoy outdoor living space on the expansive deck overlooking a private, wood setting, along with a yard and long driveway for added convenience. Located in an STR Friendly, amenity-filled community with lakes, pools, and recreational options, this property is well suited for a primary residence, vacation home or investment property.

Key facts

• Community pool
• Built 1983
• Listed 43 days

Property features AI

Finance

• HOA & community: HOA fee $1,350 annually

Exterior

• Parking: Driveway parking
• Utilities: Well water; Septic system with pump; Electric service
• Home design: Detached property; Fee simple ownership
• Construction: Vinyl siding; Crawl space foundation; Above grade and below grade structures
• Exterior features: Community pool

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Jim Thorpe Area Hs (math 62% / reading 75%, grade B, #53 of 437 statewide, top 13%, 565 students, 45% FRL).
• Zoned-school proficiency averages 68% at this address vs 36% district-wide (+32 pts) — the actual schools serving this property are materially stronger than the Jim Thorpe Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 453 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 14y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $223,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.1

CMA / ARV

• ARV (median comp): $251,059
• List price: $230,000
• Delta: -8.39%
• 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
31 Junco Ln	0.20mi	3/1.5 (+1)	1,400 (+1%)	12mo	$269,000	$192	73
16 Poplar Dr	0.46mi	3/2.0 (+1)	1,324 (-5%)	1mo	$300,000	$227	61
49 Mansi Dr	0.12mi	3/1.0 (+1)	1,200 (-14%)	9mo	$244,900	$204	59
49 Pine Tree Rd	0.27mi	3/1.0 (+1)	1,300 (-7%)	15mo	$269,000	$207	59
19 Yana Ln	0.26mi	3/1.5 (+1)	1,553 (+12%)	8mo	$350,000	$225	55
10 White Birch Way	0.34mi	3/1.5 (+1)	1,200 (-14%)	1mo	$250,000	$208	53
142 Sycamore Cir	0.54mi	2/2.0	1,459 (+5%)	15mo	$190,000	$130	50
49 Sekani Trl	0.71mi	2/2.0	1,322 (-5%)	14mo	$200,000	$151	42
5 Juniper Ln	0.46mi	3/2.0 (+1)	1,564 (+12%)	14mo	$275,000	$176	37
126 Lenape Trl	0.60mi	3/1.0 (+1)	1,200 (-14%)	9mo	$200,000	$167	37
54 Skyline Dr	0.67mi	3/2.0 (+1)	1,220 (-12%)	9mo	$300,000	$246	32
115 Buckhill Rd	0.60mi	3/2.5 (+1)	1,600 (+15%)	11mo	$310,000	$194	28

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-30,110
• Equity at exit: $35,453

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-17,076
• Equity at exit: $21,883

Cash invested: $64,400 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,353 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$351 /mo · $4,208/yr
• Insurance: −$96
• HOA: −$113
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $93

Break-even live

Break-even rent $2,235

Max offer price $230,000

Occupancy floor 91%

Sensitivity live

Price	-10% $223	-5% $158	+0% $93	+5% $28	+10% $-37
Rent	-10% $-93	-5% $0	+0% $93	+5% $186	+10% $279
Rate	-1.0pp $209	-0.5pp $152	base $93	+0.5pp $33	+1.0pp $-27

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	15d	1	0.29mi
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	3d	1	0.73mi
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	22d	1	1.37mi
798 Towamensing Trl Albrightsville, PA	3.0	2.5	1568	$2,150	$1.37	44d	1	1.37mi

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: waterpoolsecurity

Listing history 32 events

1. 2026-06-18
   days on market $230,000 Active 43 DOM
2. 2026-06-17
   days on market $230,000 Active 42 DOM
3. 2026-06-16
   days on market $230,000 Active 41 DOM
4. 2026-06-15
   price $230,000 Active 40 DOM

   Show marketing remark (999 chars)

   If you've been watching this one, now is your time! Price improvement due to a job relocation. This 3-bedroom, 2 full bath home in the gated community of Indian Mountain Lakes offers a flexible layout with bright, open living space & natural light throughout. The eat-in kitchen provides functional space for everyday use and easy access to the main living areas. The home features multiple versatile areas that can be adapted to suit a variety of needs, offering flexibility for additional living, working or guest space. Includes a new water filtration/conditioning system that was just serviced & professionally installed Roof was updated in 2023. Enjoy outdoor living space on the expansive deck overlooking a private, wood setting, along with a yard and long driveway for added convenience. Located in an STR Friendly, amenity-filled community with lakes, pools, and recreational options, this property is well suited for a primary residence, vacation home or investment property.

5. 2026-06-15
   days on market $249,900 Active 40 DOM

   Show marketing remark (999 chars)

   If you've been watching this one, now is your time! Price improvement due to a job relocation. This 3-bedroom, 2 full bath home in the gated community of Indian Mountain Lakes offers a flexible layout with bright, open living space & natural light throughout. The eat-in kitchen provides functional space for everyday use and easy access to the main living areas. The home features multiple versatile areas that can be adapted to suit a variety of needs, offering flexibility for additional living, working or guest space. Includes a new water filtration/conditioning system that was just serviced & professionally installed Roof was updated in 2023. Enjoy outdoor living space on the expansive deck overlooking a private, wood setting, along with a yard and long driveway for added convenience. Located in an STR Friendly, amenity-filled community with lakes, pools, and recreational options, this property is well suited for a primary residence, vacation home or investment property.

6. 2026-06-14
   days on market $249,900 Active 38 DOM
7. 2026-06-10
   days on market $249,900 Active 35 DOM
8. 2026-06-09
   days on market $249,900 Active 34 DOM
9. 2026-06-08
   days on market $249,900 Active 33 DOM
10. 2026-06-07
    days on market $249,900 Active 32 DOM
11. 2026-06-03
    days on market $249,900 Active 28 DOM
12. 2026-06-02
    days on market $249,900 Active 27 DOM
13. 2026-06-01
    days on market $249,900 Active 26 DOM
14. 2026-06-01
    remarks 625-char remark
15. 2026-05-31
    days on market $249,900 Active 25 DOM
16. 2026-05-31
    days on market $249,900 Active 24 DOM
17. 2026-05-18
    historical
18. 2026-05-18
    listed $249,900
19. 2026-05-06
    listed $249,900 Active 586-char remark
20. 2026-04-20
    price $249,900

    Show marketing remark (999 chars)

    If you've been watching this one, now is your time! Price improvement due to a job relocation. This 3-bedroom, 2 full bath home in the gated community of Indian Mountain Lakes offers a flexible layout with bright, open living space & natural light throughout. The eat-in kitchen provides functional space for everyday use and easy access to the main living areas. The home features multiple versatile areas that can be adapted to suit a variety of needs, offering flexibility for additional living, working or guest space. Includes a new water filtration/conditioning system that was just serviced & professionally installed Roof was updated in 2023. Enjoy outdoor living space on the expansive deck overlooking a private, wood setting, along with a yard and long driveway for added convenience. Located in an STR Friendly, amenity-filled community with lakes, pools, and recreational options, this property is well suited for a primary residence, vacation home or investment property.

21. 2026-04-09
    listed $279,900 Active

    Show marketing remark (999 chars)

    If you've been watching this one, now is your time! Price improvement due to a job relocation. This 3-bedroom, 2 full bath home in the gated community of Indian Mountain Lakes offers a flexible layout with bright, open living space & natural light throughout. The eat-in kitchen provides functional space for everyday use and easy access to the main living areas. The home features multiple versatile areas that can be adapted to suit a variety of needs, offering flexibility for additional living, working or guest space. Includes a new water filtration/conditioning system that was just serviced & professionally installed Roof was updated in 2023. Enjoy outdoor living space on the expansive deck overlooking a private, wood setting, along with a yard and long driveway for added convenience. Located in an STR Friendly, amenity-filled community with lakes, pools, and recreational options, this property is well suited for a primary residence, vacation home or investment property.

22. 2022-08-10
    historical
23. 2022-06-07
    soldstatus $209,500
24. 2022-05-31
    soldstatus $209,500
25. 2022-03-25
    listed $199,900
26. 2021-10-26
    listed $199,900
27. 2021-07-05
    listed $159,900
28. 2021-05-31
    listed $159,900
29. 2021-05-31
    listed $159,900
30. 2019-04-07
    listed $99,900
31. 2012-06-10
    listed $124,000
32. 2005-10-20
    soldstatus $130,000

ⓘ 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: $4,208 · $351/mo
• Projected year-2 tax: $4,208 · $351/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 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: $28,233
• − Mortgage interest: −$12,884
• − Property taxes: −$4,208
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$1,356
• − Depreciation: −$6,691
• Taxable loss: −$2,572
• Est. tax savings @ 24.0%: +$617
• After-tax cash flow: $1,734/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 of 539 in PA

Livability — Penn Forest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Indian Mountain Lake, PA
• Population (ZIP): 7,879

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.89%
• Current HPI: 203.8099
• 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

+76.9% since first listed

18 events — show timeline

• 2026-06-15 Price Changed $230,000 BRIGHT MLS
• 2026-06-15 Price Changed $230,000 PMAR
• 2026-05-18 Listing Removed — BRIGHT MLS
• 2026-05-18 Listed $249,900 BRIGHT MLS
• 2026-05-06 Listed $249,900 BRIGHT MLS
• 2026-04-20 Price Changed $249,900 PMAR
• 2026-04-09 Listed $279,900 PMAR
• 2022-08-10 Listing Removed — GLVRMLS
• 2022-06-07 Sold (Public Records) $209,500 Public Records
• 2022-05-31 Sold (MLS) $209,500 PMAR
• 2022-03-25 Listed $199,900 PMAR
• 2021-10-26 Listed $199,900 PMAR
• 2021-07-05 Listed $159,900 PMAR
• 2021-05-31 Listed $159,900 GLVRMLS
• 2021-05-31 Listed $159,900 PMAR
• 2019-04-07 Listed $99,900 PMAR
• 2012-06-10 Listed $124,000 PMAR
• 2005-10-20 Sold (Public Records) $130,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $4,208 · +5.4% YoY. Source: county tax records.