218 Cherry Ln · Indian Mountain Lake, PA 18210

$289,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 74 Days on market

Built 1974 0.43 ac lot $216/sqft · 64% above area Est $294k · at est. $113/mo HOA · 5% of rent

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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 +10.6/30.0
• ARV discount +8.2/15.0
• Schools +4.0/10.0
• Appreciation +3.6/10.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedrooms + loft, 2 bathrooms Chalet with detached garage, circle driveway and extra lot. House features open floor plan with cathedral ceilings, beautiful cedar walls, exposed beams and a lot of light. Living room/Dining room combo with wood burning fireplace, remodeled kitchen, master bathroom with master bath on the second floor, small loft. L shaped deck. Family room in the walk out basement featuring wood burning stove and game room area. This sale includes extra lot, totaling one acre of the land. Newer roof, siding and upgrades. Close to fishing lake. Vacation rentals allowed. Showings as of 4/11/2026.

Key facts

• Open floor plan
• Cedar walls
• Cathedral ceilings

Tags

• DETACHED GARAGE
• CIRCLE DRIVEWAY
• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• CEDAR WALLS
• EXPOSED BEAMS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (18.6% below list).
• Recommended offer: $236k (18.6% below list) — sets the bar for 1% rule.

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.
• 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: 457 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 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 $8k 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 74 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 12y 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 $102k; list at $290k implies a 184% gain — meaningful room to come down on a strong offer.

Recommended offer $236,013 (18.6% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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. 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.
10. 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.
11. 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: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $294,364
• List price: $289,900
• Delta: -1.52%
• 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
104 Tall Oak Rd	0.24mi	3/1.0	1,372 (+2%)	19mo	$241,000	$176	67
171 Motega Dr	0.05mi	4/1.0 (+1)	1,152 (-14%)	14mo	$185,000	$161	55
67 Twin Lake Rd	0.52mi	3/1.0	1,188 (-12%)	4mo	$225,000	$189	51
144 N Shore Dr	0.65mi	3/1.0	1,316 (-2%)	16mo	$180,000	$137	50
20 Lakeview Dr	0.53mi	3/2.0	1,480 (+10%)	8mo	$332,000	$224	50
283 Brittany Dr	0.75mi	4/1.5 (+1)	1,361 (+1%)	14mo	$309,920	$228	47
100 Clearbrook Dr	0.64mi	2/1.0 (-1)	1,248 (-7%)	6mo	$200,000	$160	46
247 Mountain Rd	0.50mi	3/1.5	1,174 (-13%)	13mo	$225,000	$192	45
54 Skyline Dr	0.66mi	3/2.0	1,220 (-9%)	9mo	$300,000	$246	44
483 Mountain Rd	0.73mi	3/2.0	1,456 (+8%)	11mo	$295,000	$203	41
170 Crescent Way	0.71mi	3/2.0	1,176 (-12%)	5mo	$220,000	$187	40
70 Sycamore Cir	0.70mi	2/1.0 (-1)	1,428 (+6%)	19mo	$291,000	$204	34

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-54,560
• Equity at exit: $44,686

10-year hold

• IRR: -11.6%
• Equity multiple: 0.29×
• Total profit: $-57,771
• Equity at exit: $27,582

Cash invested: $81,172 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 457
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,360 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$252 /mo · $3,020/yr
• Insurance: −$121
• HOA: −$113
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-141

Break-even live

Break-even rent $2,539

Max offer price $264,953

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-59	+0% $-141	+5% $-223	+10% $-305
Rent	-10% $-328	-5% $-234	+0% $-141	+5% $-48	+10% $45
Rate	-1.0pp $5	-0.5pp $-67	base $-141	+0.5pp $-216	+1.0pp $-293

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	4d	1	0.84mi
147 Winding Way Albrightsville, PA	4.0	2.0	1800	$2,500	$1.39	25d	1	1.07mi
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	16d	1	1.08mi

HOA detail

• Monthly dues: $113 · $1,356/yr

Listing history 28 events

1. 2026-06-22
   days on market $289,900 Active 74 DOM
2. 2026-06-21
   days on market $289,900 Active 73 DOM
3. 2026-06-18
   days on market $289,900 Active 70 DOM
4. 2026-06-17
   days on market $289,900 Active 69 DOM
5. 2026-06-16
   days on market $289,900 Active 68 DOM
6. 2026-06-15
   days on market $289,900 Active 67 DOM
7. 2026-06-14
   days on market $289,900 Active 65 DOM
8. 2026-06-13
   days on market $289,900 Active 64 DOM
9. 2026-06-10
   days on market $289,900 Active 62 DOM
10. 2026-06-08
    days on market $289,900 Active 60 DOM
11. 2026-06-07
    days on market $289,900 Active 59 DOM
12. 2026-06-02
    days on market $289,900 Active 54 DOM
13. 2026-06-01
    days on market $289,900 Active 53 DOM
14. 2026-05-31
    days on market $289,900 Active 52 DOM
15. 2026-05-30
    days on market $289,900 Active 51 DOM
16. 2026-04-09
    listed $289,900 Active 617-char remark

    Show marketing remark (617 chars)

    3 Bedrooms + loft, 2 bathrooms Chalet with detached garage, circle driveway and extra lot. House features open floor plan with cathedral ceilings, beautiful cedar walls, exposed beams and a lot of light. Living room/Dining room combo with wood burning fireplace, remodeled kitchen, master bathroom with master bath on the second floor, small loft. L shaped deck. Family room in the walk out basement featuring wood burning stove and game room area. This sale includes extra lot, totaling one acre of the land. Newer roof, siding and upgrades. Close to fishing lake. Vacation rentals allowed. Showings as of 4/11/2026.

17. 2026-04-07
    status Active 618-char remark

    Show marketing remark (618 chars)

    3 Bedrooms + loft, 2 bathrooms Chalet with detached garage, circle driveway and extra lot. House features open floor plan with cathedral ceilings, beautiful cedar walls, exposed beams and a lot of light. Living room/Dining room combo with wood burning fireplace, remodeled kitchen, master bathroom with master bath on the second floor, small loft. L shaped deck. Family room in the walk out basement featuring wood burning stove and game room area. This sale includes extra lot, totaling one acre of the land. Newer roof, siding and upgrades. Close to fishing lake. Vacation rentals allowed. Showings as of 4/11/2026.

18. 2026-04-07
    price $289,900 618-char remark

    Show marketing remark (618 chars)

    3 Bedrooms + loft, 2 bathrooms Chalet with detached garage, circle driveway and extra lot. House features open floor plan with cathedral ceilings, beautiful cedar walls, exposed beams and a lot of light. Living room/Dining room combo with wood burning fireplace, remodeled kitchen, master bathroom with master bath on the second floor, small loft. L shaped deck. Family room in the walk out basement featuring wood burning stove and game room area. This sale includes extra lot, totaling one acre of the land. Newer roof, siding and upgrades. Close to fishing lake. Vacation rentals allowed. Showings as of 4/11/2026.

19. 2026-02-18
    historical
20. 2025-10-15
    listed $325,000 Active
21. 2025-10-10
    listed $325,000 Active 618-char remark

    Show marketing remark (618 chars)

    3 Bedrooms + loft, 2 bathrooms Chalet with detached garage, circle driveway and extra lot. House features open floor plan with cathedral ceilings, beautiful cedar walls, exposed beams and a lot of light. Living room/Dining room combo with wood burning fireplace, remodeled kitchen, master bathroom with master bath on the second floor, small loft. L shaped deck. Family room in the walk out basement featuring wood burning stove and game room area. This sale includes extra lot, totaling one acre of the land. Newer roof, siding and upgrades. Close to fishing lake. Vacation rentals allowed. Showings as of 4/11/2026.

22. 2022-06-20
    historical
23. 2022-01-20
    listed $299,900
24. 2022-01-20
    listed $265,000
25. 2016-06-17
    soldstatus $102,000
26. 2016-01-07
    listed $109,900
27. 2015-04-03
    listed $109,900
28. 2014-06-15
    listed $119,900

ⓘ 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: $3,020 · $252/mo
• Projected year-2 tax: $3,800 · $317/mo
• Expected delta: +$780/yr (+$65/mo · 25.8%)

ⓘ 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 ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $28,322
• − Mortgage interest: −$16,239
• − Property taxes: −$3,020
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − HOA: −$1,356
• − Depreciation: −$8,433
• Taxable loss: −$6,708
• Est. tax savings @ 24.0%: +$1,610
• After-tax cash flow: $-85/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 — 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

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

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 (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 · 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: ▼ -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

+141.8% since first listed

13 events — show timeline

• 2026-04-09 Listed $289,900 GLVRMLS
• 2026-04-07 Relisted — PMAR
• 2026-04-07 Price Changed $289,900 PMAR
• 2026-02-18 Listing Removed — GLVRMLS
• 2025-10-15 Listed $325,000 GLVRMLS
• 2025-10-10 Listed $325,000 PMAR
• 2022-06-20 Listing Removed — GLVRMLS
• 2022-01-20 Listed $265,000 GLVRMLS
• 2022-01-20 Listed $299,900 PMAR
• 2016-06-17 Sold (MLS) $102,000 PMAR
• 2016-01-07 Listed $109,900 PMAR
• 2015-04-03 Listed $109,900 PMAR
• 2014-06-15 Listed $119,900 PMAR

Property tax history

-1.3%/yr

Latest (2026): $3,020 · +3.4% YoY. Source: county tax records.