1291 Glade Dr · Emerald Lakes, PA 18334

$250,000

3 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 20 Days on market

Built 2004 0.78 ac lot Est $326k · 23% under $100/mo HOA · 4% 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).

• Cash flow +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.3/10.0
• DSCR +5.3/10.0
• 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

Key facts

• One car garage
• Private lot
• Indoor swimming pool

Tags

• PRIVATE LOT
• FULL UNFINISHED BASEMENT
• ONE CAR GARAGE
• ACCESS TO PRIVATE LAKES
• INDOOR SWIMMING POOL

Property features AI

Finance

• Other: Located in the Emerald Lakes subdivision; GPS-friendly directions
• HOA & community: Homeowners association (annual fee approximately $1,200; about $100/month equivalent); HOA amenities include security, clubhouse, playground, recreation room, indoor pool

Exterior

• Parking: Attached garage (1 garage space); Driveway; Open parking for about 6 vehicles
• Security: Community security (HOA-provided)
• Utilities: Well water; Septic tank
• Home design: Single-family residence; Residential property; No common walls
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Porch; Deck; Shed(s) / storage; Paved road frontage on a private maintained road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; No central air
• Interior features: Eat-in kitchen; Unfurnished; Full unfinished basement
• Laundry & utility: Has heating (Baseboard, Electric)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $246k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% 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; 2 comparable units currently listed for rent nearby; 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 $2k 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 20 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,250 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $325,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Clover Rd	0.17mi	2/1.5 (-1)	1,536 (0%)	3mo	$239,900	$156	83
112 N Glade Ct	0.24mi	3/2.0	1,501 (-2%)	7mo	$593,000	$395	80
114 White Tail Ln	0.40mi	3/2.0	1,381 (-10%)	8mo	$282,000	$204	58
152 Bull Run	0.58mi	3/2.0	1,428 (-7%)	5mo	$263,500	$185	57
1038 Clover Rd S	0.29mi	4/2.5 (+1)	1,592 (+4%)	20mo	$345,000	$217	57
111 Beaver Dam Rd	0.42mi	3/2.5	1,696 (+10%)	9mo	$760,000	$448	54
136 Tumbleweed Dr	0.50mi	3/2.0	1,696 (+10%)	13mo	$525,000	$310	48
1109 Bob Cat Ct	0.74mi	3/2.0	1,421 (-8%)	9mo	$301,500	$212	46
181 Cedar Dr	0.58mi	3/1.5	1,320 (-14%)	3mo	$173,000	$131	44
1410 Glade Dr	0.45mi	3/2.0	1,744 (+14%)	21mo	$545,000	$313	39
126 Crystal Dr	0.66mi	3/2.0	1,756 (+14%)	18mo	$295,000	$168	30
103 Eagle View Run	0.70mi	3/1.0	1,350 (-12%)	20mo	$245,000	$181	27

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: -2.4%
• Equity multiple: 0.89×
• Total profit: $-7,517
• Equity at exit: $60,973

10-year hold

• IRR: 4.2%
• Equity multiple: 1.41×
• Total profit: $28,567
• Equity at exit: $64,561

Cash invested: $70,000 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,570 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$349 /mo · $4,190/yr
• Insurance: −$104
• HOA: −$100
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $166

Break-even live

Break-even rent $2,360

Max offer price $250,000

Occupancy floor 89%

Sensitivity live

Price	-10% $308	-5% $237	+0% $166	+5% $96	+10% $25
Rent	-10% $-37	-5% $65	+0% $166	+5% $268	+10% $369
Rate	-1.0pp $292	-0.5pp $230	base $166	+0.5pp $102	+1.0pp $36

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2113 Wild Laurel Dr Long Pond, PA	3.0	3.0	2200	$2,500	$1.14	44d	1	0.70mi
2267 Doe Dr Long Pond, PA	4.0	3.0	2000	$2,700	$1.35	44d	1	1.42mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 11 events

1. 2026-06-14
   statusdays on market $250,000 Pending 20 DOM
2. 2026-06-13
   pricedays on market $250,000 Active 19 DOM
3. 2026-06-10
   days on market $275,000 Active 17 DOM
4. 2026-06-09
   days on market $275,000 Active 16 DOM
5. 2026-06-08
   days on market $275,000 Active 15 DOM
6. 2026-06-07
   days on market $275,000 Active 14 DOM
7. 2026-06-02
   days on market $275,000 Active 9 DOM
8. 2026-06-01
   days on market $275,000 Active 8 DOM
9. 2026-05-31
   days on market $275,000 Active 7 DOM
10. 2026-05-30
    days on market $275,000 Active 6 DOM
11. 2026-05-24
    listed $275,000 Active

ⓘ 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: $4,190 · $349/mo
• Projected year-2 tax: $4,190 · $349/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 1/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $30,846
• − Mortgage interest: −$14,004
• − Property taxes: −$4,190
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,468
• − Management: −$2,468
• − HOA: −$1,200
• − Depreciation: −$7,273
• Taxable loss: −$2,006
• Est. tax savings @ 24.0%: +$481
• After-tax cash flow: $2,478/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

1 event — show timeline

• 2026-05-24 Listed $275,000 PMAR

Property tax history

-0.5%/yr

Latest (2026): $4,190 · +3.4% YoY. Source: county tax records.