825 Clearview Dr · Emerald Lakes, PA 18334

$359,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 26 Days on market

Built 2000 0.53 ac lot $305/sqft · 83% above area Est $373k · at est. $100/mo HOA · 4% 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 +9.2/15.0
• Cash flow +6.6/30.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.9/10.0

Listing remarks

Welcome to this bright and inviting 3-bedroom, 2-full-bath bi-level home located in the desirable Emerald Lakes community! Featuring beautiful wood flooring and a spacious layout, this home offers comfort, style, and functionality for full-time living, a vacation getaway, or investment opportunity. Enjoy an excellent location just minutes from Kalahari Resorts & Conventions, shopping, dining, major highways, and all the outdoor recreation the Pocono Mountains have to offer. Light-filled living spaces, generous bedrooms, and a flexible bi-level design provide plenty of room for entertaining and relaxing. Conveniently located near skiing, waterparks, hiking, casinos, and more! Don't mis

Key facts

• Wood flooring
• Outdoor recreation
• Excellent location

Tags

• EMERALD LAKES COMMUNITY
• WOOD FLOORING
• FLEXIBLE BI-LEVEL DESIGN
• EXCELLENT LOCATION
• OUTDOOR RECREATION
• AMENITY-FILLED COMMUNITIES

Property features AI

Finance

• Other: Annual property tax listed
• HOA & community: Homeowners association with annual fee of $1,200 (about $100/month); Community amenities include indoor pool, outdoor pool, tennis courts, basketball court, and security

Exterior

• Parking: Attached garage (1 car); Open parking for 4 vehicles
• Security: Community security included with HOA
• Home design: Single-family residential property
• Exterior features: Located in the Emerald Lakes subdivision; Lot is about 0.53 acres

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Fireplace in the family room; Total of 7 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (28.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (34.9% below list).
• Recommended offer: $234k (34.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#974 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, schools 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: 108 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 26 days — a 2% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $176k; list at $359k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $233,836 (34.9% 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. 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.65% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.8

CMA / ARV

• ARV (median comp): $373,240
• List price: $359,000
• Delta: -3.82%
• 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
594 Sullivan Trl	0.34mi	3/1.5	1,176 (0%)	8mo	$255,000	$217	76
2419 Grey Birch Ln	0.35mi	3/1.0	1,248 (+6%)	7mo	$211,000	$169	64
395 Sullivan Trl	0.58mi	3/1.0	1,144 (-3%)	2mo	$260,000	$227	62
428 Cedar Dr	0.42mi	2/2.0 (-1)	1,094 (-7%)	2mo	$292,500	$267	62
915 Cricket Ln	0.21mi	2/1.0 (-1)	1,260 (+7%)	12mo	$250,000	$198	59
249 Clearview Dr	0.23mi	3/2.0	1,344 (+14%)	11mo	$325,000	$242	56
3307 Black Cherry Ct	0.26mi	3/1.0	1,008 (-14%)	8mo	$85,000	$84	54
317 Clearview Dr	0.57mi	3/1.5	1,200 (+2%)	23mo	$273,000	$228	49
640 Sullivan Trl	0.57mi	3/2.0	1,257 (+7%)	20mo	$292,500	$233	45
636 Sullivan Trl	0.53mi	3/2.0	1,008 (-14%)	20mo	$210,000	$208	35
366 Sullivan Trl	0.71mi	3/2.0	1,350 (+15%)	17mo	$227,254	$168	28
1043 Cricket Ln	0.66mi	3/1.0	1,008 (-14%)	20mo	$270,000	$268	25

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

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.37×
• Total profit: $-63,463
• Equity at exit: $87,558

10-year hold

• IRR: -8.0%
• Equity multiple: 0.27×
• Total profit: $-73,133
• Equity at exit: $92,710

Cash invested: $100,520 (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 18334

• Home prices YoY: -0.5%
• Active inventory: 108
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$1,883
• Tax from tax record: −$300 /mo · $3,606/yr
• Insurance: −$150
• HOA: −$100
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-585

Break-even live

Break-even rent $3,079

Max offer price $255,589

Occupancy floor —

Sensitivity live

Price	-10% $-382	-5% $-484	+0% $-585	+5% $-687	+10% $-789
Rent	-10% $-770	-5% $-678	+0% $-585	+5% $-493	+10% $-401
Rate	-1.0pp $-405	-0.5pp $-494	base $-585	+0.5pp $-678	+1.0pp $-773

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 9 events

1. 2026-06-03
   status $359,000 Pending 26 DOM
2. 2026-06-02
   days on market $359,000 Active 26 DOM
3. 2026-06-01
   days on market $359,000 Active 25 DOM
4. 2026-05-31
   days on market $359,000 Active 24 DOM
5. 2026-05-30
   days on market $359,000 Active 23 DOM
6. 2026-05-07
   listed $370,000 Active 783-char remark
7. 2024-08-26
   historical $2,500
8. 2024-07-16
   listed $2,500
9. 2003-08-26
   soldstatus $176,000

ⓘ 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: $3,606 · $300/mo
• Projected year-2 tax: $4,639 · $387/mo
• Expected delta: +$1,033/yr (+$86/mo · 28.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $28,060
• − Mortgage interest: −$20,110
• − Property taxes: −$3,606
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − HOA: −$1,200
• − Depreciation: −$10,444
• Taxable loss: −$13,583
• Est. tax savings @ 24.0%: +$3,260
• After-tax cash flow: $-3,765/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 — Emerald Lakes

• Score: 67/100
• State rank: #974
• US rank: #10662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Emerald Lakes, PA
• Population (ZIP): 4,907

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 12% Black 9%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 10% Russian/Polish/Slavic 3%

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: ▼ -0.95%
• Current HPI: 178.5307
• 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

+104.0% since first listed

6 events — show timeline

• 2026-06-02 Pending — PMAR
• 2026-05-29 Price Changed $359,000 PMAR
• 2026-05-07 Listed $370,000 PMAR
• 2024-08-26 Rental Removed $2,500 PMAR
• 2024-07-16 Listed for Rent $2,500 PMAR
• 2003-08-26 Sold (Public Records) $176,000 Public Records

Property tax history

-1.7%/yr

Latest (2026): $3,606 · +3.3% YoY. Source: county tax records.