1246 Glade Dr · Emerald Lakes, PA 18334

$539,000

6 bd · 4.0 ba · 3,893 sqft · SingleFamily public records · 235 Days on market

Built 1990 0.45 ac lot $138/sqft · 22% below area Est $699k · 23% under $83/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +6.8/30.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Spacious 6-bedroom, 4-bath home located in a desirable, amenity-filled community in Long Pond. This property offers generous living space, perfect for large families or those who love to entertain. Enjoy the convenience of easy access to Interstate 80—ideal for commuters and weekend travelers alike. The home is ready for your personal touch and offers great potential for customization or investment. Sold as-is.

Key facts

• 0.45 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $539k.

Deal economics

• At list price, monthly cash flow is $-902 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (29.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $420k (22.1% below list).
• Recommended offer: $380k (29.6% below list) — sets the bar for cash-flow.

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: 108 active listings in the ZIP; 1 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 $4k of loan paydown is wiped out by about $5k 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 235 days — a 12% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $379,595 (29.6% 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. It's been on market 235 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 4.43%
• Cash-on-cash: -6.65%
• DSCR: 0.70
• GRM: 10.7

CMA / ARV

• ARV (median comp): $699,182
• List price: $539,000
• Delta: -22.91%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Beaver Dam Rd	0.72mi	5/4.0 (-1)	3,598 (-8%)	1mo	$760,000	$211	48

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: -14.9%
• Equity multiple: 0.36×
• Total profit: $-96,419
• Equity at exit: $131,458

10-year hold

• IRR: -8.1%
• Equity multiple: 0.26×
• Total profit: $-111,253
• Equity at exit: $139,194

Cash invested: $150,920 (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: 108
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $4,200 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$1,020 /mo · $12,237/yr
• Insurance: −$225
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$83
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $-902

Break-even live

Break-even rent $5,342

Max offer price $379,595

Occupancy floor —

Sensitivity live

Price	-10% $-597	-5% $-750	+0% $-902	+5% $-1,055	+10% $-1,207
Rent	-10% $-1,234	-5% $-1,068	+0% $-902	+5% $-736	+10% $-571
Rate	-1.0pp $-631	-0.5pp $-765	base $-902	+0.5pp $-1,042	+1.0pp $-1,184

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
554 Pinecrest Dr Pocono Summit, PA	6.0	4.5	4152	$4,200	$1.01	45d	1	1.38mi

HOA detail

• Monthly dues: $83 · $996/yr

Listing history 26 events

1. 2026-06-22
   days on market $539,000 Active 235 DOM
2. 2026-06-21
   days on market $539,000 Active 234 DOM
3. 2026-06-18
   days on market $539,000 Active 231 DOM
4. 2026-06-17
   days on market $539,000 Active 230 DOM
5. 2026-06-16
   days on market $539,000 Active 229 DOM
6. 2026-06-15
   days on market $539,000 Active 228 DOM
7. 2026-06-14
   days on market $539,000 Active 226 DOM
8. 2026-06-13
   days on market $539,000 Active 225 DOM
9. 2026-06-10
   days on market $539,000 Active 223 DOM
10. 2026-06-08
    days on market $539,000 Active 221 DOM
11. 2026-06-07
    days on market $539,000 Active 220 DOM
12. 2026-06-02
    days on market $539,000 Active 215 DOM
13. 2026-06-01
    days on market $539,000 Active 214 DOM
14. 2026-05-31
    days on market $539,000 Active 213 DOM
15. 2026-05-30
    days on market $539,000 Active 212 DOM
16. 2026-04-29
    status Active 420-char remark

    Show marketing remark (420 chars)

    Spacious 6-bedroom, 4-bath home located in a desirable, amenity-filled community in Long Pond. This property offers generous living space, perfect for large families or those who love to entertain. Enjoy the convenience of easy access to Interstate 80—ideal for commuters and weekend travelers alike. The home is ready for your personal touch and offers great potential for customization or investment. Sold as-is.

17. 2026-04-22
    price $539,000 420-char remark

    Show marketing remark (420 chars)

    Spacious 6-bedroom, 4-bath home located in a desirable, amenity-filled community in Long Pond. This property offers generous living space, perfect for large families or those who love to entertain. Enjoy the convenience of easy access to Interstate 80—ideal for commuters and weekend travelers alike. The home is ready for your personal touch and offers great potential for customization or investment. Sold as-is.

18. 2026-01-02
    historical
19. 2025-10-28
    listed $550,000 Active
20. 2025-10-24
    listed $550,000 Active 420-char remark

    Show marketing remark (420 chars)

    Spacious 6-bedroom, 4-bath home located in a desirable, amenity-filled community in Long Pond. This property offers generous living space, perfect for large families or those who love to entertain. Enjoy the convenience of easy access to Interstate 80—ideal for commuters and weekend travelers alike. The home is ready for your personal touch and offers great potential for customization or investment. Sold as-is.

21. 2024-05-30
    soldstatus $485,000
22. 2024-05-28
    soldstatus $485,000 Closed
23. 2024-03-18
    listed $499,900 Active
24. 2019-09-22
    listed $280,000
25. 2014-07-09
    soldstatus $86,500
26. 2013-11-04
    listed $89,900

ⓘ 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: $12,237 · $1,020/mo
• Projected year-2 tax: $12,237 · $1,020/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $50,400
• − Mortgage interest: −$30,192
• − Property taxes: −$12,237
• − Insurance: −$3,492
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − HOA: −$996
• − Depreciation: −$15,680
• Taxable loss: −$20,262
• Est. tax savings @ 24.0%: +$4,863
• After-tax cash flow: $-5,965/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

+499.6% since first listed

11 events — show timeline

• 2026-04-29 Relisted — PMAR
• 2026-04-22 Price Changed $539,000 PMAR
• 2026-01-02 Listing Removed — GLVRMLS
• 2025-10-28 Listed $550,000 GLVRMLS
• 2025-10-24 Listed $550,000 PMAR
• 2024-05-30 Sold (Public Records) $485,000 Public Records
• 2024-05-28 Sold (MLS) $485,000 PMAR
• 2024-03-18 Listed $499,900 PMAR
• 2019-09-22 Listed $280,000 PMAR
• 2014-07-09 Sold (MLS) $86,500 PMAR
• 2013-11-04 Listed $89,900 PMAR

Property tax history

+3.9%/yr

Latest (2026): $12,237 · +3.4% YoY. Source: county tax records.