64 Edge Rock Dr · Beech Mountain Lakes, PA 18222

$225,000

3 bd · 2.0 ba · 1,214 sqft · SingleFamily public records · 45 Days on market

Built 1980 0.26 ac lot $185/sqft · at area comps Est $222k · at est. $88/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 +15.6/30.0
• Appreciation +10.0/10.0
• ARV discount +6.9/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Nestled in a serene Gated Community of Beech Mt. Lakes, this charming home features cozy living area combo modern kitchen and a welcoming ambiance. The back deck with spacious yard provides a perfect retreat for gatherings and relaxation or enjoy the beech front lake area or take your boat out on the lake. Enjoy the clubhouse with indoor pool, basketball, racquetball, game room and inhouse resta

Key facts

• Move in ready home
• Primary suite
• Unique layout

Tags

• UNIQUE LAYOUT
• UPDATED KITCHEN
• PRIMARY SUITE
• FULLY REMODELED BATH
• DECK FOR RELAXATION
• MOVE IN READY HOME

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,050 (about $87.50/month)

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Three or more levels; Located in the Beech Mountain Lakes subdivision
• Construction: Vinyl siding
• Exterior features: Deck; Slate roof

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Baseboard heating; Space heater; Ceiling fans for cooling
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/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 $203k (9.7% below list).
• Recommended offer: $203k (9.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.7% in Beech Mountain 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 71/100 on livability (#698 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Hazleton Area SD (suburban): math 18% / reading 30% proficiency, ranked #476 of 539 in PA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 134 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $12k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $203,182 (9.7% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 10% 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (median comp): $222,090
• List price: $225,000
• Delta: 1.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Edge Rock Dr	0.11mi	3/2.0	1,201 (-1%)	5mo	$210,000	$175	88
94 Edge Rock Dr	0.13mi	2/1.5 (-1)	1,220 (+0%)	6mo	$185,000	$152	81
118 Buck Ridge Ln	0.50mi	3/2.0	1,254 (+3%)	18mo	$229,900	$183	56
43 James Ln	0.72mi	2/1.0 (-1)	1,200 (-1%)	16mo	$20,000	$17	43
158 Buck Ridge Dr	0.58mi	3/1.0	1,388 (+14%)	16mo	$217,000	$156	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $128,520
• Equity at exit: $202,698

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $373,779
• Equity at exit: $437,126

Cash invested: $63,000 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,032 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$94
• HOA: −$88
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $94

Break-even live

Break-even rent $1,913

Max offer price $225,000

Occupancy floor 90%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $88 · $1,056/yr
• Likely covers: poolsecurity

Listing history 35 events

1. 2026-06-19
   days on market $225,000 Active 45 DOM
2. 2026-06-18
   days on market $225,000 Active 44 DOM
3. 2026-06-17
   days on market $225,000 Active 43 DOM
4. 2026-06-16
   days on market $225,000 Active 42 DOM
5. 2026-06-15
   days on market $225,000 Active 41 DOM
6. 2026-06-14
   days on market $225,000 Active 39 DOM
7. 2026-06-12
   days on market $225,000 Active 38 DOM
8. 2026-06-09
   days on market $225,000 Active 35 DOM
9. 2026-06-08
   days on market $225,000 Active 34 DOM
10. 2026-06-07
    days on market $225,000 Active 33 DOM
11. 2026-06-02
    days on market $225,000 Active 28 DOM
12. 2026-06-01
    days on market $225,000 Active 27 DOM
13. 2026-05-31
    days on market $225,000 Active 26 DOM
14. 2026-05-30
    days on market $225,000 Active 25 DOM
15. 2026-05-11
    price $225,000 327-char remark
16. 2026-05-08
    status Active 327-char remark
17. 2026-05-07
    historical 327-char remark
18. 2026-05-04
    listed $237,500 Active 327-char remark
19. 2026-03-19
    soldstatus $225,000
20. 2024-03-01
    soldstatus $185,000
21. 2024-02-28
    soldstatus $185,000 Closed 398-char remark

    Show marketing remark (398 chars)

    Nestled in a serene Gated Community of Beech Mt. Lakes, this charming home features cozy living area combo modern kitchen and a welcoming ambiance. The back deck with spacious yard provides a perfect retreat for gatherings and relaxation or enjoy the beech front lake area or take your boat out on the lake. Enjoy the clubhouse with indoor pool, basketball, racquetball, game room and inhouse resta

22. 2024-01-30
    status Pending 398-char remark

    Show marketing remark (398 chars)

    Nestled in a serene Gated Community of Beech Mt. Lakes, this charming home features cozy living area combo modern kitchen and a welcoming ambiance. The back deck with spacious yard provides a perfect retreat for gatherings and relaxation or enjoy the beech front lake area or take your boat out on the lake. Enjoy the clubhouse with indoor pool, basketball, racquetball, game room and inhouse resta

23. 2024-01-23
    listed $180,000 Active 398-char remark

    Show marketing remark (398 chars)

    Nestled in a serene Gated Community of Beech Mt. Lakes, this charming home features cozy living area combo modern kitchen and a welcoming ambiance. The back deck with spacious yard provides a perfect retreat for gatherings and relaxation or enjoy the beech front lake area or take your boat out on the lake. Enjoy the clubhouse with indoor pool, basketball, racquetball, game room and inhouse resta

24. 2023-02-28
    soldstatus $130,000
25. 2023-02-24
    soldstatus $130,000 Closed

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

26. 2023-01-25
    status Pending

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

27. 2023-01-16
    price $175,000

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

28. 2022-12-12
    price $180,000

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

29. 2022-12-06
    status Active

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

30. 2022-11-15
    status Pending

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

31. 2022-10-15
    price $185,000

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

32. 2022-07-28
    listed $195,000 Active

    Show marketing remark (381 chars)

    Come see this newly updated 3 story home with your own little piece of the mountain to enjoy. Relax at Beech Mt. Lakes private beech area or take your boat out on the lake. Enjoy the clubhouse with indoor basket ball court , racket ball , game room, indoor pool and inhouse restaurant with live entertainment. Private camping area and archery. This home has been completely redone!

33. 2019-07-03
    soldstatus $19,000
34. 2018-05-21
    listed $19,800
35. 2007-11-13
    soldstatus $156,500

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,675 · $223/mo
• Expected delta: +$880/yr (+$73/mo · 49.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $24,382
• − Mortgage interest: −$12,603
• − Property taxes: −$1,796
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,951
• − Management: −$1,951
• − HOA: −$1,056
• − Depreciation: −$6,545
• Taxable loss: −$2,645
• Est. tax savings @ 24.0%: +$635
• After-tax cash flow: $1,761/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: Hazleton Area SD
• NCES district ID: 4211700
• Math proficiency: 18% ▼ -3.00%
• Reading proficiency: 30% ▼ -15.00%
• Median HH income: $42,247
• Composite: 20.44/100
• National rank: #8582
• State rank: #476 of 539 in PA

Livability — Beech Mountain Lakes

• Score: 71/100
• State rank: #698
• US rank: #6837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beech Mountain Lakes, PA
• Population (ZIP): 9,946

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 7% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Dominican 4%
• Common ancestry: Romanian 10% Scotch-Irish 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 1% Arabic 1%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.01%
• Current HPI: 302.4923
• 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

+43.8% since first listed

21 events — show timeline

• 2026-05-11 Price Changed $225,000 LCAR
• 2026-05-08 Relisted — LCAR
• 2026-05-07 Delisted — LCAR
• 2026-05-04 Listed $237,500 LCAR
• 2026-03-19 Sold (Public Records) $225,000 Public Records
• 2024-03-01 Sold (Public Records) $185,000 Public Records
• 2024-02-28 Sold (MLS) $185,000 LCAR
• 2024-01-30 Pending — LCAR
• 2024-01-23 Listed $180,000 LCAR
• 2023-02-28 Sold (Public Records) $130,000 Public Records
• 2023-02-24 Sold (MLS) $130,000 LCAR
• 2023-01-25 Pending — LCAR
• 2023-01-16 Price Changed $175,000 LCAR
• 2022-12-12 Price Changed $180,000 LCAR
• 2022-12-06 Relisted — LCAR
• 2022-11-15 Pending — LCAR
• 2022-10-15 Price Changed $185,000 LCAR
• 2022-07-28 Listed $195,000 LCAR
• 2019-07-03 Sold (MLS) $19,000 LCAR
• 2018-05-21 Listed $19,800 LCAR
• 2007-11-13 Sold (Public Records) $156,500 Public Records

Property tax history

+2.6%/yr

Latest (2026): $1,796 · +4.6% YoY. Source: county tax records.