253 Snow Valley Dr · Beech Mountain Lakes, PA 18222

$270,000

3 bd · 2.0 ba · 1,481 sqft · SingleFamily public records · 38 Days on market

Built 2001 0.27 ac lot $182/sqft · 20% above area Est $263k · at est. $92/mo HOA · 4% 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 +10.0/10.0
• Cash flow +8.7/30.0
• ARV discount +6.3/15.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0

Listing remarks MLS

Well built and perfectly maintained raised ranch. Stone FP in LR w/ vaulted ceiling. Vaulted ceiling in modern kitchen too. Large master with private bath. Covered front porch with ceiling fan.

Key facts

• 0.27 acre lot
• 2 garage spots
• Listed 38 days

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,100 (about $91.67/month)

Exterior

• Parking: Attached 2-car garage
• Utilities: Shared well water
• Home design: Single-family residential; Two levels
• Construction: Vinyl siding
• Exterior features: Located in the Beech Mountain Lakes subdivision; Lot is approximately 0.27 acres; Residential zoning

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Electric and natural gas heating; Baseboard heating; Heat pump
• Interior features: Eat-in kitchen; Dining room fireplace
• Laundry & utility: Finished basement (utility/laundry details not specified)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (21.9% below list).
• Recommended offer: $211k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Drums El/Ms (math 17% / reading 53%, grade F, #1,042 of 1,518 statewide, top 69%, 784 students, 100% FRL); Hazleton Area Hs (math 53% / reading 8%, grade F, #347 of 437 statewide, top 79%, 3,795 students, 83% FRL) — zoned schools average 91% FRL vs 60% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $162k; list at $270k implies a 66% gain — meaningful room to come down on a strong offer.

Recommended offer $210,956 (21.9% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 10.7

CMA / ARV

• ARV (median comp): $262,914
• List price: $270,000
• Delta: 2.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Buck Saw Dr	0.39mi	3/2.0	1,441 (-3%)	9mo	$215,000	$149	70
205 Snow Valley Dr	0.33mi	3/2.0	1,520 (+3%)	16mo	$250,000	$164	67
154 Bear Run Dr	0.20mi	3/2.0	1,634 (+10%)	11mo	$300,000	$184	65
213 Shingle Mill Dr	0.20mi	3/2.0	1,310 (-12%)	9mo	$256,000	$195	64
226 Avalanche Ln	0.09mi	2/1.5 (-1)	1,557 (+5%)	22mo	$200,000	$128	62
106 Randy Ridge Ct	0.61mi	2/1.5 (-1)	1,475 (-0%)	2mo	$170,000	$115	62
241 Snow Valley Dr	0.08mi	3/2.0	1,700 (+15%)	17mo	$260,000	$153	57
158 Buck Ridge Dr	0.44mi	3/1.0	1,388 (-6%)	16mo	$217,000	$156	52
126 Buck Ridge Dr	0.63mi	3/2.0	1,606 (+8%)	9mo	$259,000	$161	49
291 Buck Saw Dr	0.27mi	3/2.0	1,676 (+13%)	21mo	$235,000	$140	48

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $132,674
• Equity at exit: $243,237

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $402,142
• Equity at exit: $524,551

Cash invested: $75,600 (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 18222

• Home prices YoY: 10.2%
• Active inventory: 134
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,110 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$273 /mo · $3,271/yr
• Insurance: −$112
• HOA: −$92
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $-226

Break-even live

Break-even rent $2,396

Max offer price $229,994

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-150	+0% $-226	+5% $-303	+10% $-379
Rent	-10% $-393	-5% $-310	+0% $-226	+5% $-143	+10% $-60
Rate	-1.0pp $-90	-0.5pp $-158	base $-226	+0.5pp $-296	+1.0pp $-368

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 13 events

1. 2026-06-12
   statusdays on market $270,000 Pending 38 DOM
2. 2026-06-09
   days on market $270,000 Active 35 DOM
3. 2026-06-08
   days on market $270,000 Active 34 DOM
4. 2026-06-07
   days on market $270,000 Active 33 DOM
5. 2026-06-02
   days on market $270,000 Active 28 DOM
6. 2026-06-01
   days on market $270,000 Active 27 DOM
7. 2026-05-31
   days on market $270,000 Active 26 DOM
8. 2026-05-30
   days on market $270,000 Active 25 DOM
9. 2026-05-05
   listed $270,000 Active 320-char remark
10. 2019-06-18
    soldstatus $162,500
11. 2019-06-14
    soldstatus $162,500 193-char remark

    Show marketing remark (193 chars)

    Well built and perfectly maintained raised ranch. Stone FP in LR w/ vaulted ceiling. Vaulted ceiling in modern kitchen too. Large master with private bath. Covered front porch with ceiling fan.

12. 2019-03-25
    listed $162,500 193-char remark

    Show marketing remark (193 chars)

    Well built and perfectly maintained raised ranch. Stone FP in LR w/ vaulted ceiling. Vaulted ceiling in modern kitchen too. Large master with private bath. Covered front porch with ceiling fan.

13. 2009-10-27
    soldstatus $151,000

ⓘ 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: $3,271 · $273/mo
• Projected year-2 tax: $3,769 · $314/mo
• Expected delta: +$497/yr (+$41/mo · 15.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $25,315
• − Mortgage interest: −$15,124
• − Property taxes: −$3,271
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − HOA: −$1,104
• − Depreciation: −$7,855
• Taxable loss: −$7,440
• Est. tax savings @ 24.0%: +$1,786
• After-tax cash flow: $-932/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

+78.8% since first listed

6 events — show timeline

• 2026-06-12 Pending — LCAR
• 2026-05-05 Listed $270,000 LCAR
• 2019-06-18 Sold (Public Records) $162,500 Public Records
• 2019-06-14 Sold (MLS) $162,500 LCAR
• 2019-03-25 Listed $162,500 LCAR
• 2009-10-27 Sold (Public Records) $151,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $3,271 · +4.6% YoY. Source: county tax records.