8749 Kings Way · Indian Mountain Lake, PA 18058

$324,900

3 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 9 Days on market

Built 1973 0.66 ac lot $242/sqft · 89% above area Est $344k · 6% under

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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 +10.0/15.0
• Appreciation +8.1/10.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +2.0/10.0

Listing remarks MLS

* BRAND NEW SEPTIC BEING INSTALLED * Welcome to 8749 Kings Way, a charming property nestled in a peaceful setting, offering a perfect balance of comfort and potential. This home features a spacious and functional layout with inviting living and dining areas, a well-appointed kitchen, and generously sized bedrooms ideal for everyday living. Enjoy the surrounding natural beauty and outdoor space, perfect for relaxing or entertaining. Additional highlights include ample storage and flexible space to suit your needs. Conveniently located while still offering privacy, this property is a wonderful opportunity to create your ideal home or getaway retreat.

Key facts

• 0.66 acre lot
• 2 garage spots
• Built 1973

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: 200+ amp electric service with circuit breakers; Well water; Septic sewer
• Home design: Single-story home; Above-grade finished living area
• Construction: Synthetic stucco, vinyl siding, and wood siding exterior materials; Asphalt/fiberglass roof
• Exterior features: Deck; Porch; Wooded lot with views

Interior

• Kitchen: Gas oven and gas range; Microwave; Dishwasher
• Bedrooms: Two first-floor bedrooms (each approximately 10' x 10'); Additional first-floor room approximately 10' x 12'; Lower-level multipurpose room approximately 23' x 40'
• Bathrooms: One full bathroom (lower level); One half bathroom (lower level)
• Heating & cooling: Gas heating with baseboard units; Ceiling fan cooling
• Interior features: Dining area; Eat-in kitchen; Living room fireplace
• Laundry & utility: Laundry on lower level; Electric and gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (27.9% below list).
• Recommended offer: $234k (27.9% below list) — sets the bar for 1% rule.

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: health & safety D, amenities F, commute 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.
• Zoned schools: Pleasant Valley El Sch (math 39% / reading 51%, grade D-, #809 of 1,518 statewide, top 54%, 899 students, 50% FRL); Pleasant Valley Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 950 students, 50% FRL); Pleasant Valley Hs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,343 students, 39% FRL).
• Market conditions: 93 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

• In year one you build about $23k of equity ($2k loan paydown + $20k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts 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 $100k; list at $325k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,298 (27.9% 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.53%
• DSCR: 0.80
• GRM: 11.6

CMA / ARV

• ARV (median comp): $344,301
• List price: $324,900
• Delta: -5.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8726 E Nottingham Dr	0.31mi	3/2.0	1,352 (+1%)	9mo	$225,000	$166	75
4689 Buck Ln	0.13mi	3/1.5	1,200 (-11%)	9mo	$307,000	$256	69
1619 Sugar Ln	0.56mi	3/2.0	1,342 (-0%)	5mo	$254,000	$189	68
102 Jonas Mountain Dr	0.54mi	3/2.0	1,372 (+2%)	14mo	$264,900	$193	58
148 Acorn Ln	0.66mi	2/2.0 (-1)	1,310 (-2%)	8mo	$249,900	$191	51
156 Stony Ridge Dr	0.51mi	3/2.0	1,232 (-8%)	11mo	$279,000	$226	51
751 Steckel Rd	0.49mi	4/2.0 (+1)	1,405 (+4%)	16mo	$245,000	$174	49
8713 Lincoln Green Dr	0.43mi	3/2.0	1,470 (+9%)	17mo	$269,900	$184	48
117 Acorn Ln	0.59mi	3/2.0	1,528 (+14%)	10mo	$315,000	$206	39
104 Acorn Ln	0.53mi	3/3.0	1,500 (+12%)	15mo	$315,000	$210	37
2512 Green Forest Ct	0.58mi	3/2.0	1,536 (+14%)	13mo	$229,900	$150	36
749 Dotters Corner Rd	0.68mi	3/2.0	1,184 (-12%)	16mo	$278,500	$235	34

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: 12.3%
• Equity multiple: 1.84×
• Total profit: $76,770
• Equity at exit: $209,394

10-year hold

• IRR: 13.0%
• Equity multiple: 3.66×
• Total profit: $241,739
• Equity at exit: $384,252

Cash invested: $90,972 (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: 93
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$355 /mo · $4,264/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-344

Break-even live

Break-even rent $2,778

Max offer price $264,213

Occupancy floor —

Sensitivity live

Price	-10% $-160	-5% $-252	+0% $-344	+5% $-435	+10% $-527
Rent	-10% $-529	-5% $-436	+0% $-344	+5% $-251	+10% $-158
Rate	-1.0pp $-180	-0.5pp $-261	base $-344	+0.5pp $-428	+1.0pp $-513

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Iowa Rd Albrightsville, PA	3.0	1.0	930	$2,750	$2.96	25d	1	0.94mi
40 Nosirrah Rd Albrightsville, PA	4.0	1.0	1338	$1,995	$1.49	16d	1	1.16mi

Listing history 20 events

1. 2026-06-22
   days on market $324,900 Active 9 DOM
2. 2026-06-19
   days on market $324,900 Active 6 DOM
3. 2026-06-18
   days on market $324,900 Active 5 DOM
4. 2026-06-17
   days on market $324,900 Active 4 DOM
5. 2026-06-16
   days on market $324,900 Active 3 DOM
6. 2026-06-15
   days on market $324,900 Active 2 DOM
7. 2026-06-14
   remarks 658-char remark
8. 2026-06-14
   statusdays on market $324,900 Active 1 DOM
9. 2026-05-07
   status Pending 619-char remark

   Show marketing remark (660 chars)

   * BRAND NEW SEPTIC BEING INSTALLED * Welcome to 8749 Kings Way, a charming property nestled in a peaceful setting, offering a perfect balance of comfort and potential. This home features a spacious and functional layout with inviting living and dining areas, a well-appointed kitchen, and generously sized bedrooms ideal for everyday living. Enjoy the surrounding natural beauty and outdoor space, perfect for relaxing or entertaining. Additional highlights include ample storage and flexible space to suit your needs. Conveniently located while still offering privacy, this property is a wonderful opportunity to create your ideal home or getaway retreat.

10. 2026-05-07
    historical 619-char remark

    Show marketing remark (660 chars)

    * BRAND NEW SEPTIC BEING INSTALLED * Welcome to 8749 Kings Way, a charming property nestled in a peaceful setting, offering a perfect balance of comfort and potential. This home features a spacious and functional layout with inviting living and dining areas, a well-appointed kitchen, and generously sized bedrooms ideal for everyday living. Enjoy the surrounding natural beauty and outdoor space, perfect for relaxing or entertaining. Additional highlights include ample storage and flexible space to suit your needs. Conveniently located while still offering privacy, this property is a wonderful opportunity to create your ideal home or getaway retreat.

11. 2026-04-30
    listed $324,900 Active 619-char remark

    Show marketing remark (660 chars)

    * BRAND NEW SEPTIC BEING INSTALLED * Welcome to 8749 Kings Way, a charming property nestled in a peaceful setting, offering a perfect balance of comfort and potential. This home features a spacious and functional layout with inviting living and dining areas, a well-appointed kitchen, and generously sized bedrooms ideal for everyday living. Enjoy the surrounding natural beauty and outdoor space, perfect for relaxing or entertaining. Additional highlights include ample storage and flexible space to suit your needs. Conveniently located while still offering privacy, this property is a wonderful opportunity to create your ideal home or getaway retreat.

12. 2026-04-30
    listed $324,900 619-char remark

    Show marketing remark (660 chars)

    * BRAND NEW SEPTIC BEING INSTALLED * Welcome to 8749 Kings Way, a charming property nestled in a peaceful setting, offering a perfect balance of comfort and potential. This home features a spacious and functional layout with inviting living and dining areas, a well-appointed kitchen, and generously sized bedrooms ideal for everyday living. Enjoy the surrounding natural beauty and outdoor space, perfect for relaxing or entertaining. Additional highlights include ample storage and flexible space to suit your needs. Conveniently located while still offering privacy, this property is a wonderful opportunity to create your ideal home or getaway retreat.

13. 2026-01-09
    soldstatus $100,000 Closed

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

14. 2026-01-09
    soldstatus $100,000 Closed

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

15. 2025-11-14
    status Pending

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

16. 2025-11-12
    status Pending
17. 2025-11-08
    price $155,000

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

18. 2025-11-08
    price $155,000

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

19. 2025-10-24
    listed $175,000 Active

    Show marketing remark (682 chars)

    Investor Opportunity - Bi-level 3BR/1.5BA on 0.66 Acres in Kunkletown Located on a level, landscaped lot, this 3-bedroom, 1.5-bath home offers 1,344 sq ft of main-level living space plus an additional 1,344 sq ft in the lower level, Lower level is already gutted and ready for your custom finish. The property includes a detached two-car garage and offers easy access to PA Route 534, making it a convenient location for future homeowners or renters. Home requires renovation but presents strong potential for equity or investment return. Ideal for investors, flippers, or buyers seeking a project. Property is being sold as-is, where-is. Inspections are for buyer information only.

20. 2025-10-20
    listed $175,000 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: $4,264 · $355/mo
• Projected year-2 tax: $4,699 · $392/mo
• Expected delta: +$435/yr (+$36/mo · 10.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 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: $28,116
• − Mortgage interest: −$18,199
• − Property taxes: −$4,264
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$9,452
• Taxable loss: −$9,922
• Est. tax savings @ 24.0%: +$2,381
• After-tax cash flow: $-1,741/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

+85.7% since first listed

14 events — show timeline

• 2026-06-13 Relisted — GLVRMLS
• 2026-06-13 Relisted — PMAR
• 2026-05-07 Pending — PMAR
• 2026-05-07 Listing Removed — GLVRMLS
• 2026-04-30 Listed $324,900 PMAR
• 2026-04-30 Listed $324,900 GLVRMLS
• 2026-01-09 Sold (MLS) $100,000 PMAR
• 2026-01-09 Sold (MLS) $100,000 GLVRMLS
• 2025-11-14 Pending — GLVRMLS
• 2025-11-12 Pending — PMAR
• 2025-11-08 Price Changed $155,000 GLVRMLS
• 2025-11-08 Price Changed $155,000 PMAR
• 2025-10-24 Listed $175,000 GLVRMLS
• 2025-10-20 Listed $175,000 PMAR

Property tax history

+3.2%/yr

Latest (2026): $4,264 · +1.6% YoY. Source: county tax records.