118 Buckhill Rd · Indian Mountain Lake, PA 18210

$179,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 84 Days on market

Built 1969 0.46 ac lot $151/sqft · 14% below area Est $205k · 13% under $92/mo HOA · 4% 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 +24.6/30.0
• ARV discount +13.1/15.0
• DSCR +8.0/10.0
• 1% rule +7.2/10.0
• Appreciation +3.6/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Attention INVESTOR and VISIONARIES! This 3-bedroom, 1-bath gem is a blank canvas awaiting your creative touch. Perfectly sized for a high-demand rental or a profitable resale, this home offers ''great bones'' and a traditional layout that just needs rehabilitation to be brought back to its original glory. Whether you are looking for your next flip or a long-term addition to your portfolio, this property is priced to move and sold strictly AS-IS.

Key facts

• 0.46 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $372 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $168k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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.
• Jim Thorpe Area SD (rural): math 25% / reading 47% proficiency, ranked #394 of 539 in PA (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 453 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 7 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 $94k; list at $179k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $168,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.90%
• DSCR: 1.40
• GRM: 6.8

CMA / ARV

• ARV (median comp): $204,649
• List price: $179,000
• Delta: -12.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Buckhill Rd	0.00mi	3/1.0	1,168 (-1%)	0mo	$160,000	$137	98
126 Lenape Trl	0.09mi	3/1.0	1,200 (+1%)	9mo	$200,000	$167	86
10 White Birch Way	0.26mi	3/1.5	1,200 (+1%)	1mo	$250,000	$208	82
87 Lenape Trl	0.19mi	3/1.0	1,270 (+7%)	3mo	$275,000	$217	76
9 Pine Tree Rd	0.30mi	2/1.0 (-1)	1,072 (-10%)	6mo	$225,000	$210	60
64 Shawnee Trl	0.27mi	3/2.0	1,350 (+14%)	2mo	$299,000	$221	59
49 Mansi Dr	0.71mi	3/1.0	1,200 (+1%)	9mo	$244,900	$204	57
26 Grouse Trl	0.69mi	3/1.0	1,128 (-5%)	6mo	$265,000	$235	55
85 Shawnee Trl	0.23mi	4/2.0 (+1)	1,352 (+14%)	4mo	$270,000	$200	54
47 Tapuco Dr	0.40mi	3/1.0	1,344 (+14%)	10mo	$145,000	$108	51
23 Willow Way	0.47mi	2/1.0 (-1)	1,008 (-15%)	0mo	$188,000	$187	48
49 Sekani Trl	0.42mi	2/2.0 (-1)	1,322 (+12%)	14mo	$200,000	$151	40

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,375
• Equity at exit: $27,592

10-year hold

• IRR: 7.2%
• Equity multiple: 1.56×
• Total profit: $27,834
• Equity at exit: $17,031

Cash invested: $50,120 (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: 453
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$939
• Tax from tax record: −$252 /mo · $3,028/yr
• Insurance: −$75
• HOA: −$92
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $372

Break-even live

Break-even rent $1,718

Max offer price $179,000

Occupancy floor 78%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	2d	1	0.67mi
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	14d	1	0.73mi
40 Nosirrah Rd Albrightsville, PA	4.0	1.0	1338	$1,995	$1.49	14d	1	1.07mi
20 Iowa Rd Albrightsville, PA	3.0	1.0	930	$2,750	$2.96	23d	1	1.27mi
45 Piute Trl Albrightsville, PA	3.0	2.0	1248	$1,495	$1.20	2d	1	1.50mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 13 events

1. 2026-04-26
   status Active 449-char remark

   Show marketing remark (449 chars)

   Attention INVESTOR and VISIONARIES! This 3-bedroom, 1-bath gem is a blank canvas awaiting your creative touch. Perfectly sized for a high-demand rental or a profitable resale, this home offers ''great bones'' and a traditional layout that just needs rehabilitation to be brought back to its original glory. Whether you are looking for your next flip or a long-term addition to your portfolio, this property is priced to move and sold strictly AS-IS.

2. 2026-04-22
   status Pending 449-char remark

   Show marketing remark (449 chars)

   Attention INVESTOR and VISIONARIES! This 3-bedroom, 1-bath gem is a blank canvas awaiting your creative touch. Perfectly sized for a high-demand rental or a profitable resale, this home offers ''great bones'' and a traditional layout that just needs rehabilitation to be brought back to its original glory. Whether you are looking for your next flip or a long-term addition to your portfolio, this property is priced to move and sold strictly AS-IS.

3. 2026-02-26
   listed $179,000 Active 449-char remark

   Show marketing remark (449 chars)

   Attention INVESTOR and VISIONARIES! This 3-bedroom, 1-bath gem is a blank canvas awaiting your creative touch. Perfectly sized for a high-demand rental or a profitable resale, this home offers ''great bones'' and a traditional layout that just needs rehabilitation to be brought back to its original glory. Whether you are looking for your next flip or a long-term addition to your portfolio, this property is priced to move and sold strictly AS-IS.

4. 2025-09-11
   historical
5. 2025-07-10
   listed $179,900 Active
6. 2025-07-07
   historical
7. 2025-06-18
   status Active
8. 2025-06-12
   status Active
9. 2025-06-11
   status Pending
10. 2025-06-10
    status Pending
11. 2025-04-14
    listed $189,900 Active
12. 2025-04-09
    listed $189,900 Active
13. 2003-09-18
    soldstatus $93,500

ⓘ 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: $3,028 · $252/mo
• Projected year-2 tax: $3,028 · $252/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $26,268
• − Mortgage interest: −$10,027
• − Property taxes: −$3,028
• − Insurance: −$895
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − HOA: −$1,104
• − Depreciation: −$5,207
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $4,028/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: Jim Thorpe Area SD
• NCES district ID: 4212540
• Math proficiency: 25% ▼ -12.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $53,476
• Composite: 31.42/100
• National rank: #5988
• State rank: #394 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 (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

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 · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

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

+91.4% since first listed

13 events — show timeline

• 2026-04-26 Relisted — PMAR
• 2026-04-22 Pending — PMAR
• 2026-02-26 Listed $179,000 PMAR
• 2025-09-11 Delisted — PMAR
• 2025-07-10 Listed $179,900 PMAR
• 2025-07-07 Listing Removed — BRIGHT MLS
• 2025-06-18 Relisted — BRIGHT MLS
• 2025-06-12 Relisted — PMAR
• 2025-06-11 Pending — BRIGHT MLS
• 2025-06-10 Pending — PMAR
• 2025-04-14 Listed $189,900 BRIGHT MLS
• 2025-04-09 Listed $189,900 PMAR
• 2003-09-18 Sold (Public Records) $93,500 Public Records

Property tax history

+1.7%/yr

Latest (2026): $3,028 · +5.4% YoY. Source: county tax records.