145 S Pond Cir · Pocono Ranch Lands, PA 18328

$369,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 5 Days on market

Built 1978 0.32 ac lot Est $276k · 33% over $100/mo HOA · 5% of rent

---

Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Cash flow +4.4/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

LAKEFRONT TOTALLY UPDATED * SUPER VIEWSTri-level Lakefront Chalet has been totally updated and remodeled with new floors, baths, windows and roof. Offered fully furnished, featuring dramatic living room with glass facade cathedral ceilings, views and brick fireplace with insert, new kitchen with appliances, bright dining with lake views, 1st floor master plus 2 additional bedrooms, 2 and 1/2 baths, loft, bright family room with door to lake, workshop/ 4th bedroom, laundry, new decks and prime lake frontage. Walk to pool and tennis. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 1/2 Bath Lev 1, Eating Area: Dining Area, Eating Area: Modern KT

Key facts

• Large deck
• Spiral staircase
• Lakefront chalet

Tags

• LAKEFRONT CHALET
• BREATHTAKING LAKE VIEWS
• SPIRAL STAIRCASE
• LARGE DECK
• DIRECT ACCESS TO THE WATER

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,200 (also noted one-time fee of $1,200); Derived monthly association cost listed as $100; Association amenities include basketball court, tennis courts, security, pool, playground, picnic area, clubhouse and beach access

Exterior

• Parking: Driveway
• Security: 24-hour security; Community clubhouse and common-area amenities
• Utilities: Septic tank
• Home design: Single family residence; Residential property; Updated/remodeled; Three or more levels
• Construction: Asphalt roof
• Exterior features: Deck; Patio; Waterfront on South Pond Lake; Views; Cleared lot; Community pool

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Granite counters
• Bedrooms: Total rooms: 7
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Fireplace in the living room; Ceiling fans; Wall/window air conditioning units
• Interior features: Cathedral ceilings; Granite counters; Ceiling fans; Finished full daylight walk-out basement
• Laundry & utility: Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $-963 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (46.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (45.8% below list).
• Recommended offer: $199k (46.1% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 4.4% in Pocono Ranch Lands — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 66/100 on livability (#1,037 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D, health & safety D, schools F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $37k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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 $224k; list at $369k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,927 (46.1% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.54% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.18%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (on-the-fly): $276,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Keystone Ct	0.61mi	3/2.0	1,542 (+0%)	6mo	$270,000	$175	66
199 Mountain Lake Dr	0.46mi	3/2.0	1,584 (+3%)	10mo	$430,000	$271	65
119 Stroud Ct	0.27mi	4/1.5 (+1)	1,512 (-2%)	17mo	$110,000	$73	64
103 Westfall Dr	0.36mi	3/2.0	1,386 (-10%)	8mo	$247,200	$178	60
259 Wild Acres Dr	0.32mi	3/2.0	1,364 (-11%)	8mo	$245,000	$180	59
217 Mountain Lake Dr	0.57mi	3/2.0	1,480 (-4%)	11mo	$410,000	$277	58
206 Mountain Lake Dr	0.53mi	3/2.0	1,420 (-8%)	13mo	$285,000	$201	52
111 Mountain Lake Dr	0.33mi	3/2.0	1,764 (+15%)	12mo	$525,000	$298	50
252 Mountain Lake Dr	0.72mi	3/2.0	1,448 (-6%)	9mo	$310,000	$214	49
106 Keystone Ct	0.63mi	3/2.5	1,344 (-12%)	0mo	$238,000	$177	48
122 Fairview Dr	0.47mi	4/2.5 (+1)	1,680 (+9%)	11mo	$260,000	$155	46
236 Mountain Lake Dr	0.68mi	3/2.0	1,336 (-13%)	12mo	$220,000	$165	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.35×
• Total profit: $139,675
• Equity at exit: $332,424

10-year hold

• IRR: 15.7%
• Equity multiple: 5.45×
• Total profit: $459,591
• Equity at exit: $716,886

Cash invested: $103,320 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$354 /mo · $4,247/yr
• Insurance: −$154
• HOA: −$100
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-963

Break-even live

Break-even rent $3,219

Max offer price $198,927

Occupancy floor —

Sensitivity live

Price	-10% $-754	-5% $-858	+0% $-963	+5% $-1,067	+10% $-1,172
Rent	-10% $-1,121	-5% $-1,042	+0% $-963	+5% $-884	+10% $-805
Rate	-1.0pp $-777	-0.5pp $-869	base $-963	+0.5pp $-1,058	+1.0pp $-1,156

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
159 Spring Dr Dingmans Ferry, PA	3.0	2.0	1920	$2,000	$1.04	5d	1	0.88mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 7 events

1. 2026-05-18
   listed $369,000 Active
2. 2019-04-08
   soldstatus $224,000
3. 2019-04-01
   soldstatus $224,000 714-char remark

   Show marketing remark (714 chars)

   LAKEFRONT TOTALLY UPDATED * SUPER VIEWSTri-level Lakefront Chalet has been totally updated and remodeled with new floors, baths, windows and roof. Offered fully furnished, featuring dramatic living room with glass facade cathedral ceilings, views and brick fireplace with insert, new kitchen with appliances, bright dining with lake views, 1st floor master plus 2 additional bedrooms, 2 and 1/2 baths, loft, bright family room with door to lake, workshop/ 4th bedroom, laundry, new decks and prime lake frontage. Walk to pool and tennis. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 1/2 Bath Lev 1, Eating Area: Dining Area, Eating Area: Modern KT

4. 2019-01-26
   listed $224,000 714-char remark

   Show marketing remark (714 chars)

   LAKEFRONT TOTALLY UPDATED * SUPER VIEWSTri-level Lakefront Chalet has been totally updated and remodeled with new floors, baths, windows and roof. Offered fully furnished, featuring dramatic living room with glass facade cathedral ceilings, views and brick fireplace with insert, new kitchen with appliances, bright dining with lake views, 1st floor master plus 2 additional bedrooms, 2 and 1/2 baths, loft, bright family room with door to lake, workshop/ 4th bedroom, laundry, new decks and prime lake frontage. Walk to pool and tennis. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 2, Baths: 1 Bath Level L, Baths: 1/2 Bath Lev 1, Eating Area: Dining Area, Eating Area: Modern KT

5. 2013-12-09
   soldstatus $130,000
6. 2013-12-06
   soldstatus $130,000 463-char remark

   Show marketing remark (463 chars)

   TRI-LEVEL GLASSFRONT LAKEFRONT CHALETOn a landscaped Lakefront parcel, Tri-level Chalet features drmatic living room with glass facade, cathedral ceilings and brick fireplace, kitchen with appliances plus dining, 4 bedrooms, 2 1/2 baths, loft, 3 large decks, family room, recreation room, workshop and laundry. Prime lake frontage on a quiet lake, Beds Description: Y, Beds Description: Y, Beds Description: Y, Baths: Y, Baths: Y, Baths: Y, Eating Area: Modern KT

7. 2012-08-07
   listed $154,900 463-char remark

   Show marketing remark (463 chars)

   TRI-LEVEL GLASSFRONT LAKEFRONT CHALETOn a landscaped Lakefront parcel, Tri-level Chalet features drmatic living room with glass facade, cathedral ceilings and brick fireplace, kitchen with appliances plus dining, 4 bedrooms, 2 1/2 baths, loft, 3 large decks, family room, recreation room, workshop and laundry. Prime lake frontage on a quiet lake, Beds Description: Y, Beds Description: Y, Beds Description: Y, Baths: Y, Baths: Y, Baths: Y, Eating Area: Modern KT

ⓘ 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: $4,247 · $354/mo
• Projected year-2 tax: $5,039 · $420/mo
• Expected delta: +$792/yr (+$66/mo · 18.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $24,000
• − Mortgage interest: −$20,670
• − Property taxes: −$4,247
• − Insurance: −$1,845
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − HOA: −$1,200
• − Depreciation: −$10,735
• Taxable loss: −$18,536
• Est. tax savings @ 24.0%: +$4,449
• After-tax cash flow: $-7,104/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Ranch Lands

• Score: 66/100
• State rank: #1037
• US rank: #11566

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.13%
• Current HPI: 248.4494
• 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

+138.2% since first listed

7 events — show timeline

• 2026-05-18 Listed $369,000 PWMLS
• 2019-04-08 Sold (Public Records) $224,000 Public Records
• 2019-04-01 Sold (MLS) $224,000 PWMLS
• 2019-01-26 Listed $224,000 PWMLS
• 2013-12-09 Sold (Public Records) $130,000 Public Records
• 2013-12-06 Sold (MLS) $130,000 PWMLS
• 2012-08-07 Listed $154,900 PWMLS

Property tax history

+1.9%/yr

Latest (2026): $4,247 · +1.5% YoY. Source: county tax records.