188 Mountainside Dr · Lehigh, PA 18424

$244,000

4 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 75 Days on market

Built 1974 0.48 ac lot $174/sqft · 12% below area Est $262k · 7% under $202/mo HOA · 10% 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).

• ARV discount +10.6/15.0
• Appreciation +9.2/10.0
• Cash flow +7.9/30.0
• Schools +5.0/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks MLS

Welcome to Big Bass Lake, a premier community ideally located near major attractions and offering year-round amenities for every lifestyle. Charming and spacious high ranch. The main floor is filled with lots of natural light thanks to oversized windows, creating a bright and inviting atmosphere throughout. A brand-new wood-burning stove, installed last year, adds warmth and charm to the living space, complemented by hardwood floors throughout. Step outside to enjoy the new Trex deck just off the kitchen--perfect for entertaining or relaxing in nature. The home features three generously sized bedrooms, including a primary suite with a private half bath. Both bathrooms have been renovated and are in great condition. The kitchen has wood cabinetry, a nice countertop, and a backsplash. This home offers exceptional potential and privacy, set on a peaceful lot with a finished main level and the opportunity to expand by nearly 800 additional square feet in the partially finished lower level. The lower level has already been insulated and sheetrocked, offering a head start for future finishing--just add paint and flooring to complete the space to your liking. Residents of Big Bass enjoy access to three scenic lakes, indoor and outdoor pools, a dry sauna, and a vibrant clubhouse. Outdoor enthusiasts will appreciate the picnic areas, playgrounds, tennis, basketball, and volleyball courts, along with a private marina. In the winter months, take advantage of the on-site ski hill with T-bar lift and tubing hill for seasonal fun.

Key facts

• Renovated bathrooms
• Finished main level
• New trex deck

Tags

• WOOD BURNING STOVE
• NEW TREX DECK
• RENOVATED BATHROOMS
• FINISHED MAIN LEVEL
• PARTIALLY FINISHED LOWER LEVEL
• ACCESS TO THREE SCENIC LAKES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (19.1% below list).
• Recommended offer: $197k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Moscow El Sch (math 62% / reading 82%, grade A-, #123 of 1,518 statewide, top 9%, 591 students, 43% FRL); North Pocono Ms (math 25% / reading 69%, grade D+, #163 of 512 statewide, top 33%, 665 students, 36% FRL); North Pocono Hs (math 72%, 905 students, 33% FRL).
• Market conditions: 301 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $21k appreciation (8.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $55k; list at $244k implies a 344% gain — meaningful room to come down on a strong offer.

Recommended offer $197,281 (19.1% 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 75 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. 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?
8. 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.
9. 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.
10. 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: 5.04%
• Cash-on-cash: -4.48%
• DSCR: 0.80
• GRM: 10.3

CMA / ARV

• ARV (median comp): $262,070
• List price: $244,000
• Delta: -6.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 State Park Dr	0.07mi	3/1.0 (-1)	1,541 (+10%)	5mo	$241,000	$156	68
150 S Lehigh River Dr	0.51mi	3/2.0 (-1)	1,350 (-4%)	2mo	$370,000	$274	63
58 Locust Ln	0.66mi	3/2.0 (-1)	1,384 (-1%)	1mo	$245,000	$177	61
70 Locust Ln Unit L 1330	0.72mi	4/2.0	1,425 (+2%)	8mo	$341,500	$240	58
11 Laurel Ct Unit JJ24	0.71mi	3/2.0 (-1)	1,388 (-1%)	7mo	$415,000	$299	54
9 Mountain Glen Dr	0.69mi	4/2.0	1,422 (+1%)	19mo	$280,000	$197	50
454 Main St	0.50mi	3/1.5 (-1)	1,440 (+3%)	21mo	$136,000	$94	48
15 Cherry Ct	0.69mi	3/2.0 (-1)	1,362 (-3%)	17mo	$360,000	$264	44
42 S Lehigh River Dr	0.54mi	3/2.0 (-1)	1,520 (+8%)	24mo	$325,000	$214	36

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.34×
• Total profit: $91,524
• Equity at exit: $192,979

10-year hold

• IRR: 16.7%
• Equity multiple: 5.07×
• Total profit: $278,323
• Equity at exit: $390,551

Cash invested: $68,320 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 301
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,973 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$230 /mo · $2,765/yr
• Insurance: −$102
• HOA: −$202
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-255

Break-even live

Break-even rent $2,296

Max offer price $198,937

Occupancy floor —

Sensitivity live

Price	-10% $-117	-5% $-186	+0% $-255	+5% $-324	+10% $-393
Rent	-10% $-411	-5% $-333	+0% $-255	+5% $-177	+10% $-99
Rate	-1.0pp $-132	-0.5pp $-193	base $-255	+0.5pp $-318	+1.0pp $-383

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $202 · $2,424/yr
• Likely covers: landscapingpool

Listing history 22 events

1. 2026-06-22
   days on market $244,000 Active 75 DOM
2. 2026-06-18
   days on market $244,000 Active 72 DOM
3. 2026-06-17
   days on market $244,000 Active 71 DOM
4. 2026-06-16
   days on market $244,000 Active 70 DOM
5. 2026-06-15
   days on market $244,000 Active 69 DOM
6. 2026-06-14
   days on market $244,000 Active 67 DOM
7. 2026-06-13
   pricedays on market $244,000 Active 66 DOM
8. 2026-06-10
   days on market $250,000 Active 64 DOM
9. 2026-06-09
   days on market $250,000 Active 63 DOM
10. 2026-06-08
    days on market $250,000 Active 62 DOM
11. 2026-06-07
    days on market $250,000 Active 61 DOM
12. 2026-06-02
    days on market $250,000 Active 56 DOM
13. 2026-06-01
    days on market $250,000 Active 55 DOM
14. 2026-05-31
    days on market $250,000 Active 54 DOM
15. 2026-05-30
    days on market $250,000 Active 53 DOM
16. 2026-04-08
    listed $250,000 Active 1542-char remark

    Show marketing remark (1542 chars)

    Welcome to Big Bass Lake, a premier community ideally located near major attractions and offering year-round amenities for every lifestyle. Charming and spacious high ranch. The main floor is filled with lots of natural light thanks to oversized windows, creating a bright and inviting atmosphere throughout. A brand-new wood-burning stove, installed last year, adds warmth and charm to the living space, complemented by hardwood floors throughout. Step outside to enjoy the new Trex deck just off the kitchen--perfect for entertaining or relaxing in nature. The home features three generously sized bedrooms, including a primary suite with a private half bath. Both bathrooms have been renovated and are in great condition. The kitchen has wood cabinetry, a nice countertop, and a backsplash. This home offers exceptional potential and privacy, set on a peaceful lot with a finished main level and the opportunity to expand by nearly 800 additional square feet in the partially finished lower level. The lower level has already been insulated and sheetrocked, offering a head start for future finishing--just add paint and flooring to complete the space to your liking. Residents of Big Bass enjoy access to three scenic lakes, indoor and outdoor pools, a dry sauna, and a vibrant clubhouse. Outdoor enthusiasts will appreciate the picnic areas, playgrounds, tennis, basketball, and volleyball courts, along with a private marina. In the winter months, take advantage of the on-site ski hill with T-bar lift and tubing hill for seasonal fun.

17. 2015-04-10
    soldstatus $55,000
18. 2015-02-03
    listed $65,000
19. 2014-08-06
    listed $89,900
20. 2013-11-03
    listed $89,900
21. 2013-08-08
    listed $119,900
22. 1980-04-05
    soldstatus $47,000

ⓘ 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: $2,765 · $230/mo
• Projected year-2 tax: $3,310 · $276/mo
• Expected delta: +$545/yr (+$45/mo · 19.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $23,674
• − Mortgage interest: −$13,668
• − Property taxes: −$2,765
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$2,424
• − Depreciation: −$7,098
• Taxable loss: −$7,289
• Est. tax savings @ 24.0%: +$1,749
• After-tax cash flow: $-1,312/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Lehigh

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

Census & demographics

• Census place: Big Bass Lake, PA
• Population (ZIP): 5,076

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+431.9% since first listed

7 events — show timeline

• 2026-04-08 Listed $250,000 PMAR
• 2015-04-10 Sold (MLS) $55,000 PMAR
• 2015-02-03 Listed $65,000 PMAR
• 2014-08-06 Listed $89,900 GSBR as distributed by MLS GRID
• 2013-11-03 Listed $89,900 PMAR
• 2013-08-08 Listed $119,900 PMAR
• 1980-04-05 Sold (Public Records) $47,000 Public Records

Property tax history

+0.6%/yr

Latest (2026): $2,765 · +3.3% YoY. Source: county tax records.