4120 Greenwood Dr · Indian Mountain Lake, PA 18058

$190,000

3 bd · 1.0 ba · 1,437 sqft · SingleFamily public records · 13 Days on market

Built 1970 0.43 ac lot Est $279k · 32% under $240/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• Appreciation +8.1/10.0
• 1% rule +5.5/10.0
• DSCR +4.3/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Not your typical Pocono home. .. . Colors inspired by Roosevelt's Campobello retreat, this architecturally designed woodland escape is where history, nature and charm come together. If you're looking for something rustic, unique, and truly different, do not wait to check out this one-of-a-kind 3-bedroom, 1-bath home set on just under a half-acre of natural beauty. This fully furnished retreat comes complete with curated antiques and collectible pieces that make every room feel like a story. The property features peaceful ponds, a stream, and a walking path from the backyard leading directly to the community fishing lake--an experience rarely found at this price point. Close to all major Pocono attractions including skiing, casinos, Lake Harmony, Jim Thorpe, hiking, and more. This isn't just a home; it's an escape, a feeling, and a lifestyle wrapped into one unforgettable setting.

Key facts

• Woodland escape
• Walking path
• 0.43 acre lot

Tags

• ARCHITECTURALLY DESIGNED
• WOODLAND ESCAPE
• COMMUNITY FISHING LAKE
• WALKING PATH

Property features AI

Finance

• HOA & community: Association fee of $240 per month

Exterior

• Parking: Off-street parking
• Utilities: Electric with circuit breakers; Septic tank sewer; Community/Coop water
• Home design: Single-story property (living area on one main level); Above-grade finished area reported; R1 zoning
• Construction: Wood siding exterior; Asphalt/fiberglass roof; Year built: unknown
• Exterior features: Deck; Porch; Wooded lot

Interior

• Kitchen: Electric oven and electric range; Microwave; Refrigerator
• Bedrooms: Two bedrooms on the second level (16 x 12 and 15 x 11)
• Flooring: Hardwood; Vinyl
• Bathrooms: One full bathroom (first level)
• Heating & cooling: Electric baseboard heating; Ceiling fan(s); Wall/window cooling units
• Interior features: Eat-in kitchen; Hardwood and vinyl flooring; Fireplace in the living room; Loft (second level)
• Laundry & utility: Washer hookup; Dryer hookup; Washer and dryer included; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.5% vs local median 5.0% 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.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.2% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $88k; list at $190k implies a 116% gain — meaningful room to come down on a strong offer.

Recommended offer $190,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.05% ✓
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $278,778
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 Sugar Ln	0.43mi	3/2.0	1,342 (-7%)	5mo	$254,000	$189	61
8726 E Nottingham Dr	0.45mi	3/2.0	1,352 (-6%)	9mo	$225,000	$166	58
751 Steckel Rd	0.44mi	4/2.0 (+1)	1,405 (-2%)	16mo	$245,000	$174	54
2121 Sassafras Ln	0.68mi	3/1.5	1,350 (-6%)	5mo	$160,000	$119	52
117 Acorn Ln	0.56mi	3/2.0	1,528 (+6%)	10mo	$315,000	$206	51
104 Acorn Ln	0.51mi	3/3.0	1,500 (+4%)	15mo	$315,000	$210	48
4195 Forest Dr	0.74mi	3/2.0	1,380 (-4%)	12mo	$345,000	$250	45
2533 Holly Ln	0.74mi	2/1.5 (-1)	1,484 (+3%)	10mo	$180,000	$121	45
135 Acorn Ln	0.64mi	3/2.5	1,597 (+11%)	2mo	$350,000	$219	44
179 El Do Lake Dr	0.61mi	3/2.0	1,600 (+11%)	7mo	$310,000	$194	43
148 Acorn Ln	0.72mi	2/2.0 (-1)	1,310 (-9%)	8mo	$249,900	$191	36
156 Stony Ridge Dr	0.69mi	3/2.0	1,232 (-14%)	11mo	$279,000	$226	31

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.12×
• Total profit: $59,605
• Equity at exit: $122,453

10-year hold

• IRR: 16.3%
• Equity multiple: 4.26×
• Total profit: $173,597
• Equity at exit: $224,709

Cash invested: $53,200 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 91
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$233 /mo · $2,796/yr
• Insurance: −$79
• HOA: −$240
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $27

Break-even live

Break-even rent $1,960

Max offer price $190,000

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $81	+0% $27	+5% $-26	+10% $-80
Rent	-10% $-130	-5% $-51	+0% $27	+5% $106	+10% $185
Rate	-1.0pp $123	-0.5pp $76	base $27	+0.5pp $-22	+1.0pp $-72

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $240 · $2,880/yr

Listing history 17 events

1. 2026-06-19
   days on market $190,000 Active 13 DOM
2. 2026-06-18
   days on market $190,000 Active 12 DOM
3. 2026-06-17
   status $190,000 Active 11 DOM
4. 2026-06-09
   status $190,000 Pending 11 DOM
5. 2026-06-08
   days on market $190,000 Active 11 DOM
6. 2026-06-07
   days on market $190,000 Active 10 DOM
7. 2026-06-05
   days on market $190,000 Active 7 DOM
8. 2026-06-03
   days on market $190,000 Active 6 DOM
9. 2026-06-02
   days on market $190,000 Active 5 DOM
10. 2026-06-01
    days on market $190,000 Active 4 DOM
11. 2026-05-31
    statusdays on market $190,000 Active 3 DOM
12. 2026-05-22
    status Pending 892-char remark

    Show marketing remark (892 chars)

    Not your typical Pocono home. .. . Colors inspired by Roosevelt's Campobello retreat, this architecturally designed woodland escape is where history, nature and charm come together. If you're looking for something rustic, unique, and truly different, do not wait to check out this one-of-a-kind 3-bedroom, 1-bath home set on just under a half-acre of natural beauty. This fully furnished retreat comes complete with curated antiques and collectible pieces that make every room feel like a story. The property features peaceful ponds, a stream, and a walking path from the backyard leading directly to the community fishing lake--an experience rarely found at this price point. Close to all major Pocono attractions including skiing, casinos, Lake Harmony, Jim Thorpe, hiking, and more. This isn't just a home; it's an escape, a feeling, and a lifestyle wrapped into one unforgettable setting.

13. 2026-05-22
    status Pending

    Show marketing remark (892 chars)

    Not your typical Pocono home. .. . Colors inspired by Roosevelt's Campobello retreat, this architecturally designed woodland escape is where history, nature and charm come together. If you're looking for something rustic, unique, and truly different, do not wait to check out this one-of-a-kind 3-bedroom, 1-bath home set on just under a half-acre of natural beauty. This fully furnished retreat comes complete with curated antiques and collectible pieces that make every room feel like a story. The property features peaceful ponds, a stream, and a walking path from the backyard leading directly to the community fishing lake--an experience rarely found at this price point. Close to all major Pocono attractions including skiing, casinos, Lake Harmony, Jim Thorpe, hiking, and more. This isn't just a home; it's an escape, a feeling, and a lifestyle wrapped into one unforgettable setting.

14. 2026-05-20
    listed $190,000 Active
15. 2026-05-15
    listed $190,000 Active 892-char remark

    Show marketing remark (892 chars)

    Not your typical Pocono home. .. . Colors inspired by Roosevelt's Campobello retreat, this architecturally designed woodland escape is where history, nature and charm come together. If you're looking for something rustic, unique, and truly different, do not wait to check out this one-of-a-kind 3-bedroom, 1-bath home set on just under a half-acre of natural beauty. This fully furnished retreat comes complete with curated antiques and collectible pieces that make every room feel like a story. The property features peaceful ponds, a stream, and a walking path from the backyard leading directly to the community fishing lake--an experience rarely found at this price point. Close to all major Pocono attractions including skiing, casinos, Lake Harmony, Jim Thorpe, hiking, and more. This isn't just a home; it's an escape, a feeling, and a lifestyle wrapped into one unforgettable setting.

16. 2009-09-18
    soldstatus $88,000 265-char remark

    Show marketing remark (265 chars)

    Move right into your own ''Swiss Family Robinson'' home . .. .the mountain getaway that you have been dreaming about!! Great attention has been given to details. Floor to ceiling REAL stone fireplace in midst of home. Feel the charm of this home in the photo tour!!

17. 2009-07-20
    listed $94,900 265-char remark

    Show marketing remark (265 chars)

    Move right into your own ''Swiss Family Robinson'' home . .. .the mountain getaway that you have been dreaming about!! Great attention has been given to details. Floor to ceiling REAL stone fireplace in midst of home. Feel the charm of this home in the photo tour!!

ⓘ 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: $2,796 · $233/mo
• Projected year-2 tax: $2,899 · $242/mo
• Expected delta: +$103/yr (+$9/mo · 3.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $23,938
• − Mortgage interest: −$10,643
• − Property taxes: −$2,796
• − Insurance: −$950
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − HOA: −$2,880
• − Depreciation: −$5,527
• Taxable loss: −$2,688
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $973/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 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

• Population (ZIP): 9,884

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: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 6.25%
• Current HPI: 188.6013
• 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

+100.2% since first listed

6 events — show timeline

• 2026-05-22 Pending — PMAR
• 2026-05-22 Pending — GLVRMLS
• 2026-05-20 Listed $190,000 GLVRMLS
• 2026-05-15 Listed $190,000 PMAR
• 2009-09-18 Sold (MLS) $88,000 PMAR
• 2009-07-20 Listed $94,900 PMAR

Property tax history

+2.4%/yr

Latest (2026): $2,796 · +1.6% YoY. Source: county tax records.