123 Lewis Rd · Pocono Woodland Lakes, PA 18337

$220,000

1 bd · 2.0 ba · 720 sqft · SingleFamily public records · 16 Days on market

Built 1970 0.69 ac lot $46/mo HOA · 3% of rent

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Why this score? — see what drove the F 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 +8.4/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Seasonal lake views in the quiet community Crescent Lakes are waiting for you to enjoy all year round when you drive up the circle driveway to this one floor two bedroom one bath ranch home with a fireplace in the open living area. A flat backyard is perfect setting for some yard games or a couple of lounge chairs to rest and enjoy the sun and fresh air. over sized deck on the front is the perfect place to relax, barbecue or entertain all Summer. Swim, fish or float on a raft in the community lake. Close to the charming and historical village of Milford. Bring a little imagination to add to a fun place to be all year long! Delaware Valley School DistrictSee you in The Poconos!

Key facts

• Community lake
• Flat backyard
• Seasonal lake views

Tags

• SEASONAL LAKE VIEWS
• CIRCLE DRIVEWAY
• FLAT BACKYARD
• OVER SIZED DECK
• COMMUNITY LAKE

Property features AI

Finance

• Other: Community amenities include lake access and fishing; Located on Crescent Lake; road is private and privately maintained (dirt/gravel)
• HOA & community: Part of a homeowners association; Association provides water; Annual association fee of $550 (one-time fee also listed as $550; approx. $45.83/month equivalent)

Exterior

• Parking: Attached carport; Circular driveway; 4 open parking spaces
• Utilities: Cable available; Phone available; Water available; Septic tank
• Home design: Single-family house; One level (ranch); Property is attached; Facing / frontage includes private/unimproved road access
• Construction: Vinyl siding; Fiberglass roof; Crawl space foundation; Built as single-family residential
• Exterior features: Private yard; Deck; Front porch; Fenced yard (front and back); Shed(s); Has view (lake view of Crescent Lake)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 total rooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Eat-in kitchen; Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (25.5% below list).
• Recommended offer: $164k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% in Pocono Woodland 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 (#702 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, schools D-, amenities F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 290 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y 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 $39k; list at $220k implies a 464% gain — meaningful room to come down on a strong offer.

Recommended offer $163,842 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.7%
• Equity multiple: 0.22×
• Total profit: $-48,179
• Equity at exit: $32,803

10-year hold

• IRR: -17.1%
• Equity multiple: 0.06×
• Total profit: $-58,068
• Equity at exit: $19,022

Cash invested: $61,600 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 290
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$200 /mo · $2,398/yr
• Insurance: −$92
• HOA: −$46
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-197

Break-even live

Break-even rent $1,888

Max offer price $185,229

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-135	+0% $-197	+5% $-259	+10% $-321
Rent	-10% $-326	-5% $-262	+0% $-197	+5% $-132	+10% $-67
Rate	-1.0pp $-86	-0.5pp $-141	base $-197	+0.5pp $-254	+1.0pp $-312

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 27 events

1. 2026-06-18
   days on market $220,000 Active 16 DOM
2. 2026-06-17
   days on market $220,000 Active 15 DOM
3. 2026-06-16
   days on market $220,000 Active 14 DOM
4. 2026-06-15
   days on market $220,000 Active 13 DOM
5. 2026-06-13
   days on market $220,000 Active 11 DOM
6. 2026-06-13
   days on market $220,000 Active 10 DOM
7. 2026-06-09
   days on market $220,000 Active 7 DOM
8. 2026-06-08
   days on market $220,000 Active 6 DOM
9. 2026-06-07
   days on market $220,000 Active 5 DOM
10. 2026-06-04
    days on market $220,000 Active 2 DOM
11. 2026-06-03
    remarks 685-char remark
12. 2026-06-03
    pricedays on marketlisting id $220,000 Active 1 DOM
13. 2026-05-24
    status Active
14. 2026-05-23
    historical
15. 2026-04-13
    status Pending
16. 2025-09-24
    status Active
17. 2025-09-12
    status Pending
18. 2025-09-01
    status Active
19. 2025-09-01
    price $218,000
20. 2024-10-17
    price $223,000
21. 2024-06-12
    status Active
22. 2024-06-12
    price $228,000
23. 2024-04-30
    status Pending
24. 2024-01-31
    listed $227,000 Active
25. 2022-02-10
    listed $229,000 Active
26. 2008-05-16
    listed $69,900
27. 1985-09-09
    soldstatus $39,000

ⓘ 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: $2,398 · $200/mo
• Projected year-2 tax: $2,937 · $245/mo
• Expected delta: +$539/yr (+$45/mo · 22.5%)

ⓘ 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 ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $19,661
• − Mortgage interest: −$12,323
• − Property taxes: −$2,398
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − HOA: −$552
• − Depreciation: −$6,400
• Taxable loss: −$6,258
• Est. tax savings @ 24.0%: +$1,502
• After-tax cash flow: $-860/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Pocono Woodland Lakes

• Score: 71/100
• State rank: #702
• US rank: #6907

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

• County: Pike County · 15,799 people
• City population: 15,517
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+459.0% since first listed

15 events — show timeline

• 2026-05-24 Relisted — PWMLS
• 2026-05-23 Delisted — PWMLS
• 2026-04-13 Pending — PWMLS
• 2025-09-24 Relisted — PWMLS
• 2025-09-12 Pending — PWMLS
• 2025-09-01 Relisted — PWMLS
• 2025-09-01 Price Changed $218,000 PWMLS
• 2024-10-17 Price Changed $223,000 PWMLS
• 2024-06-12 Relisted — PWMLS
• 2024-06-12 Price Changed $228,000 PWMLS
• 2024-04-30 Pending — PWMLS
• 2024-01-31 Listed $227,000 PWMLS
• 2022-02-10 Listed $229,000 PWMLS
• 2008-05-16 Listed $69,900 PMAR
• 1985-09-09 Sold (Public Records) $39,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $2,398 · +1.5% YoY. Source: county tax records.