306 Cedar Dr · Emerald Lakes, PA 18334

$299,900

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 51 Days on market

Built 1995 0.47 ac lot $167/sqft · 8% below area Est $337k · 11% under $100/mo HOA · 4% of rent

---

Why this score? — see what drove the C 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 +16.3/30.0
• ARV discount +12.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• 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

Listing remarks

Discover this charming Cape-style home nestled in the desirable Emerald Lakes community. This residence features a spacious and inviting layout, boasting 4 generously sized bedrooms and 2.5 well-appointed bathrooms, perfect for family living or entertaining guests. The living room is enhanced by a cozy gas fireplace, creating a warm ambiance for gatherings during cooler evenings. In addition to the main living areas, the home includes a large office or family/rec room, offering versatile space that can be tailored to your specific needs. The kitchen is a chef’s delight, equipped with ample storage and counter space, complemented by an inviting eat-in dining area where family meals can

Key facts

• 0.47 acre lot
• Parking
• Built 1995

Property features AI

Finance

• HOA & community: Annual association fee of $1,200

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Well water; Septic tank
• Home design: Has a view; Above-grade finished living area present
• Construction: Vinyl siding; Asphalt/fiberglass roof; Crawl space basement with dirt floor; Year built unknown
• Exterior features: Deck; Flat lot with views

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Second-floor bedroom (13.4 x 19.0); Second-floor bedroom, walk-through (11.0 x 19.8); Second-floor bedroom (13.1 x 19.8)
• Bathrooms: Two full bathrooms; One half bathroom (newly remodeled)
• Heating & cooling: Electric baseboard heating; Ceiling fans; Wall air-conditioning units
• Interior features: Attic; Dining area; Main-level family room; Storage
• Laundry & utility: Main-level washer hookup; Main-level dryer hookup; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (4.8% below list).
• Recommended offer: $286k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.0% in Emerald Lakes — 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 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: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 51 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $300k implies a 93% gain — meaningful room to come down on a strong offer.

Recommended offer $285,511 (4.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
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. 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.
6. 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.
7. 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: 0.95% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.39%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (median comp): $337,404
• List price: $299,900
• Delta: -11.12%
• 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
1591 Clover Rd	0.07mi	4/2.0	1,938 (+8%)	4mo	$332,500	$172	81
255 Cedar Dr	0.23mi	3/2.0 (-1)	1,828 (+2%)	7mo	$765,000	$418	76
144 Overland Dr	0.31mi	4/2.5	1,884 (+5%)	7mo	$334,800	$178	70
400 Clearview Dr	0.29mi	3/1.5 (-1)	1,721 (-4%)	4mo	$264,900	$154	68
130 Granite Rd Rd	0.46mi	3/2.0 (-1)	1,764 (-2%)	3mo	$330,000	$187	68
1138 Horizon Dr	0.43mi	4/2.0	1,591 (-12%)	1mo	$435,000	$273	60
106 Cinnamon Trl	0.33mi	3/2.0 (-1)	1,576 (-12%)	1mo	$270,000	$171	58
195 Williams Ln	0.70mi	3/2.0 (-1)	1,847 (+3%)	4mo	$262,500	$142	54
1025 Cricket Ln	0.72mi	3/2.0 (-1)	1,916 (+6%)	5mo	$305,000	$159	46
111 Beaver Dam Rd	0.70mi	3/2.5 (-1)	1,696 (-6%)	9mo	$760,000	$448	44
136 Tumbleweed Dr	0.70mi	3/2.0 (-1)	1,696 (-6%)	13mo	$525,000	$310	42
112 S Clover Ct	0.59mi	3/2.0 (-1)	1,589 (-12%)	12mo	$293,000	$184	38

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: -3.0%
• Equity multiple: 0.87×
• Total profit: $-11,180
• Equity at exit: $73,144

10-year hold

• IRR: 3.7%
• Equity multiple: 1.35×
• Total profit: $29,340
• Equity at exit: $77,448

Cash invested: $83,972 (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: 107
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,855 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$291 /mo · $3,489/yr
• Insurance: −$125
• HOA: −$100
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $167

Break-even live

Break-even rent $2,644

Max offer price $299,900

Occupancy floor 89%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
152 Granite Rd Long Pond, PA	4.0	2.5	2624	$3,300	$1.26	44d	1	0.43mi
2267 Doe Dr Long Pond, PA	4.0	3.0	2000	$2,700	$1.35	44d	1	0.58mi
2113 Wild Laurel Dr Long Pond, PA	3.0	3.0	2200	$2,500	$1.14	44d	1	0.61mi

HOA detail

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

Listing history 31 events

1. 2026-06-19
   days on market $299,900 Active 51 DOM
2. 2026-06-18
   days on market $299,900 Active 50 DOM
3. 2026-06-17
   days on market $299,900 Active 49 DOM
4. 2026-06-16
   days on market $299,900 Active 48 DOM
5. 2026-06-15
   pricedays on market $299,900 Active 47 DOM
6. 2026-06-14
   days on market $315,000 Active 45 DOM
7. 2026-06-13
   days on market $315,000 Active 44 DOM
8. 2026-06-10
   days on market $315,000 Active 42 DOM
9. 2026-06-09
   days on market $315,000 Active 41 DOM
10. 2026-06-08
    days on market $315,000 Active 40 DOM
11. 2026-06-07
    days on market $315,000 Active 39 DOM
12. 2026-06-02
    days on market $315,000 Active 34 DOM
13. 2026-06-01
    days on market $315,000 Active 33 DOM
14. 2026-05-31
    days on market $315,000 Active 32 DOM
15. 2026-05-30
    days on market $315,000 Active 31 DOM
16. 2026-05-06
    price $329,900 1500-char remark
17. 2026-04-30
    listed $339,900 Active 1500-char remark
18. 2026-04-03
    historical
19. 2026-04-02
    historical
20. 2026-03-12
    price $345,000
21. 2026-03-12
    price $345,000
22. 2026-03-12
    price $345,000
23. 2025-10-30
    price $389,900
24. 2025-10-30
    price $389,900
25. 2025-10-30
    price $389,900
26. 2025-10-03
    listed $399,900 Active
27. 2025-10-03
    listed $399,900 Active
28. 2025-10-02
    listed $399,900 Active
29. 2022-04-22
    listed $325,000
30. 2009-02-17
    soldstatus $155,000
31. 1996-09-16
    soldstatus $130,000

ⓘ 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: $3,489 · $291/mo
• Projected year-2 tax: $4,114 · $343/mo
• Expected delta: +$625/yr (+$52/mo · 17.9%)

ⓘ 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: $34,261
• − Mortgage interest: −$16,799
• − Property taxes: −$3,489
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,741
• − Management: −$2,741
• − HOA: −$1,200
• − Depreciation: −$8,724
• Taxable loss: −$2,933
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $2,709/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

+130.7% since first listed

18 events — show timeline

• 2026-06-15 Price Changed $299,900 GLVRMLS
• 2026-05-26 Price Changed $315,000 GLVRMLS
• 2026-05-06 Price Changed $329,900 GLVRMLS
• 2026-04-30 Listed $339,900 GLVRMLS
• 2026-04-03 Listing Removed — GLVRMLS
• 2026-04-02 Listing Removed — BRIGHT MLS
• 2026-03-12 Price Changed $345,000 BRIGHT MLS
• 2026-03-12 Price Changed $345,000 GLVRMLS
• 2026-03-12 Price Changed $345,000 PMAR
• 2025-10-30 Price Changed $389,900 BRIGHT MLS
• 2025-10-30 Price Changed $389,900 PMAR
• 2025-10-30 Price Changed $389,900 GLVRMLS
• 2025-10-03 Listed $399,900 BRIGHT MLS
• 2025-10-03 Listed $399,900 GLVRMLS
• 2025-10-02 Listed $399,900 PMAR
• 2022-04-22 Listed $325,000 PMAR
• 2009-02-17 Sold (Public Records) $155,000 Public Records
• 1996-09-16 Sold (Public Records) $130,000 Public Records

Property tax history

-2.4%/yr

Latest (2026): $3,489 · +3.3% YoY. Source: county tax records.