124 Country Club Dr · Big Bass Lake, PA 18424

$289,000

4 bd · 2.0 ba · 1,450 sqft · SingleFamily · 6 Days on market

Built 1994 0.51 ac lot Est $264k · 10% over $124/mo HOA · 6% 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).

• Appreciation +9.2/10.0
• Cash flow +6.9/30.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.1/10.0

Listing remarks

Set back by a paved driveway, this lovingly maintained 4-bedroom, 2-bath prow-front chalet has been beautifully renovated with refined finishes & exceptional attention to detail. Nestled on one of the largest lots in Thornhurst Country Club, it is ideally located just steps away from the golf course, pool & scenic hiking trails that wind through wooded areas & tranquil streams. Offering the perfect blend of privacy, recreation & peaceful mountain living, this impeccably sanctuary has been thoughtfully transformed into more than just a home, but a true vacation haven, blending modern aesthetics with its mountain-inspired design. From the moment you arrive, you are wel

Key facts

• Scenic hiking trails
• Tranquil streams
• Paved driveway

Tags

• PAVED DRIVEWAY
• LARGEST LOTS
• GOLF COURSE
• SCENIC HIKING TRAILS
• WOODED AREAS
• TRANQUIL STREAMS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-437 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (26.2% below list).
• Recommended offer: $213k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#763 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 251 units permitted in Lackawanna County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (8.4% local appreciation)).
• Lackawanna County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $17k; list at $289k implies a 1610% 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 $213,141 (26.2% 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. 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. 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: 0.74% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.49%
• DSCR: 0.71
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $263,900
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Country Club Dr	0.00mi	4/2.0	1,450 (0%)	1mo	$295,000	$203	99
19 Golf Course Dr	0.14mi	3/2.0 (-1)	1,530 (+6%)	3mo	$180,000	$118	77
1249 Country Club Dr	0.13mi	3/2.0 (-1)	1,400 (-3%)	10mo	$255,000	$182	75
146 Country Club Dr	0.13mi	3/2.0 (-1)	1,400 (-3%)	10mo	$255,000	$182	75
7 Fairway Ln	0.40mi	3/1.5 (-1)	1,470 (+1%)	11mo	$235,000	$160	63
15 Hawthorn Dr	0.64mi	3/2.0 (-1)	1,380 (-5%)	8mo	$195,000	$141	51

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

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.23×
• Total profit: $99,769
• Equity at exit: $228,569

10-year hold

• IRR: 15.6%
• Equity multiple: 4.84×
• Total profit: $310,961
• Equity at exit: $462,579

Cash invested: $80,920 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,131 medium
• Mortgage (P&I): −$1,516
• Tax est. 1.5%: −$361 /mo · $4,335/yr
• Insurance: −$120
• HOA: −$124
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-437

Break-even live

Break-even rent $2,685

Max offer price $225,708

Occupancy floor —

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Magnolia Dr Gouldsboro, PA	3.0	2.0	1583	$2,000	$1.26	13d	1	0.91mi
17 Joseph Ln Thornhurst Township, PA	4.0	2.0	1200	$2,295	$1.91	13d	1	1.03mi

HOA detail

• Monthly dues: $124 · $1,488/yr
• Likely covers: pool

Listing history 3 events

1. 2026-04-08
   status Pending
2. 2026-04-01
   listed $289,000 Active
3. 1994-02-16
   soldstatus $16,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 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: $25,577
• − Mortgage interest: −$16,188
• − Property taxes: −$4,335
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$1,488
• − Depreciation: −$8,407
• Taxable loss: −$10,379
• Est. tax savings @ 24.0%: +$2,491
• After-tax cash flow: $-2,758/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Big Bass Lake

• Score: 70/100
• State rank: #763
• US rank: #7622

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,076

Population outlook (Lackawanna County) Hauer SSP2

• Today (2025): 210,652 people
• By 2030: 208,623 · -1.0%
• By 2040: 203,980 · -3.2%
• By 2050: 201,069 · -4.5%
• By 2075: 205,026 · -2.7%
• By 2100: 210,851 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Lackawanna

• 2024 margin: Toss-up / Even · D 51.0% · R 48.3%
• 2008→2024 swing: -23.2pp toward R · 2008: 26.0pp · 2024: 2.8pp
• All cycles: 2024: D+2.8 2020: D+8.4 2016: D+3.4 2012: D+27.4 2008: D+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

+1610.1% since first listed

3 events — show timeline

• 2026-04-08 Pending — PMAR
• 2026-04-01 Listed $289,000 PMAR
• 1994-02-16 Sold (Public Records) $16,900 Public Records

Property tax history

+32.3%/yr

Latest (2026): $68,988 · +1593.0% YoY. Source: county tax records.