170 Acorn Ln · Indian Mountain Lake, PA 18058

$219,000

2 bd · 1.5 ba · 952 sqft · SingleFamily public records · 4 Days on market

Built 1988 0.34 ac lot Est $220k · at est. $25/mo HOA · 1% 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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +8.1/10.0
• ARV discount +7.7/15.0
• 1% rule +7.6/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

Key facts

• 0.34 acre lot
• Parking
• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $219k.

Deal economics

• At list price, monthly cash flow is $702 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $219k).
• Cap rate 10.1% 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 $15k of equity ($2k loan paydown + $14k 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 $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $116k; list at $219k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $219,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.26% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $219,912
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Acorn Ln	0.00mi	3/1.0 (+1)	952 (0%)	0mo	$220,000	$231	93
9081 Sherwood Dr	0.14mi	2/1.0	824 (-13%)	5mo	$210,000	$255	65
161 Acorn Ln	0.05mi	3/1.0 (+1)	1,008 (+6%)	24mo	$230,000	$228	61
8708 Lady Marion Dr	0.60mi	3/1.0 (+1)	960 (+1%)	10mo	$200,000	$208	55
4194 Forest Dr	0.26mi	3/1.5 (+1)	1,036 (+9%)	18mo	$292,000	$282	54
9061 Robinhood Dr	0.33mi	3/1.0 (+1)	855 (-10%)	10mo	$200,000	$234	52
1528 Primrose Ln	0.34mi	2/1.0	864 (-9%)	21mo	$138,000	$160	49
8803 Robinhood Dr	0.65mi	3/2.0 (+1)	1,056 (+11%)	12mo	$229,000	$217	35
4155 Greenwood Dr	0.75mi	2/1.0	900 (-6%)	24mo	$225,000	$250	34
8879 Robinhood Dr	0.58mi	3/1.5 (+1)	1,056 (+11%)	19mo	$147,900	$140	34
8755 Twin Lake Dr	0.65mi	3/3.0 (+1)	1,011 (+6%)	18mo	$315,000	$312	33

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: 27.3%
• Equity multiple: 2.81×
• Total profit: $111,203
• Equity at exit: $141,143

10-year hold

• IRR: 25.4%
• Equity multiple: 5.75×
• Total profit: $291,312
• Equity at exit: $259,006

Cash invested: $61,320 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$206 /mo · $2,472/yr
• Insurance: −$91
• HOA: −$25
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $702

Break-even live

Break-even rent $1,862

Max offer price $219,000

Occupancy floor 69%

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: $54,750
• Closing costs: $6,570
• 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	1.00mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 9 events

1. 2026-04-20
   status Pending 1334-char remark

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

2. 2026-04-20
   listed $219,000 Active 1334-char remark

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

3. 2026-04-17
   soldstatus Closed 1334-char remark

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

4. 2026-04-16
   status Pending 1334-char remark

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

5. 2026-04-16
   status Pending

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

6. 2026-04-12
   listed $219,000 Active
7. 2026-04-03
   listed $219,000 Active 1334-char remark

   Show marketing remark (1334 chars)

   WELCOME to this charming 3-bedroom, 1-bath ranch nestled in the desirable El Do Lake Community! This inviting home offers a warm and comfortable living space featuring a cozy living room with a wood-burning fireplace, vaulted ceilings, and skylights that fill the home with natural light. The updated full bathroom adds modern convenience, while the efficient layout makes this home ideal for a variety of buyers--whether you're a first-time homebuyer, looking to downsize, or searching for the perfect weekend getaway or second home. Step outside and enjoy a nice yard along with a spacious deck--perfect for relaxing, entertaining, or soaking up the warmer weather with family and friends. Adding to its appeal, low taxes make this home an economical choice for buyers looking to keep monthly costs manageable without sacrificing comfort or location. Enjoy the peaceful setting of this quiet community, ideal for relaxing strolls or spending time by the community lake. Outdoor enthusiasts will love the prime location just minutes from skiing at Blue Mountain Resort, as well as boating, fishing, and hiking at Beltzville State Park. If you're looking for a home that offers comfort, convenience, and access to year-round recreation, this one checks all the boxes! * Highest and Best Offers Due By Wednesday, April 15th at Noon. *

8. 2019-07-18
   soldstatus $116,000
9. 2001-09-10
   soldstatus $56,650

ⓘ 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: $2,472 · $206/mo
• Projected year-2 tax: $2,966 · $247/mo
• Expected delta: +$494/yr (+$41/mo · 20.0%)

ⓘ 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 4/10 Moderate
• 🌡 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: −$12,267
• − Property taxes: −$2,472
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − HOA: −$300
• − Depreciation: −$6,371
• Taxable income: $5,214
• Est. tax owed @ 24.0%: −$1,251
• After-tax cash flow: $7,170/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

+286.6% since first listed

9 events — show timeline

• 2026-04-20 Pending — PMAR
• 2026-04-20 Listed $219,000 PMAR
• 2026-04-17 Sold (MLS) — PMAR
• 2026-04-16 Pending — PMAR
• 2026-04-16 Pending — GLVRMLS
• 2026-04-12 Listed $219,000 GLVRMLS
• 2026-04-03 Listed $219,000 PMAR
• 2019-07-18 Sold (Public Records) $116,000 Public Records
• 2001-09-10 Sold (Public Records) $56,650 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,472 · +1.6% YoY. Source: county tax records.