125 Tall Oak Rd · Indian Mountain Lake, PA 18210

$180,000

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 4 Days on market

Built 1964 0.43 ac lot Est $246k · 27% under $105/mo HOA · 4% of rent

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Why this score? — see what drove the B+ 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +8.1/10.0
• Schools +4.0/10.0
• Appreciation +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Priced to Sell! This 3 Bed 2 Bath Ranch located in Amenity filled Indian Mt Lakes is waiting for you to start the Next Chapter. This Home is an ideal Starter Home for a New Family or Could possibly serve as a great investment property !The Bonus room offers versatility and many possible uses , No Stairs offers you the benefit of one level living! This House is Located on corner lot on a quiet street. This Community offers 5 Lakes, 2 Pools, Tennis Courts , Basketball courts and Playgrounds.

Key facts

• Quiet street
• Bonus room
• 2 pools

Tags

• BONUS ROOM
• ONE LEVEL LIVING
• CORNER LOT
• QUIET STREET
• 5 LAKES
• 2 POOLS

Property features AI

Finance

• Other: Corner, cleared lot with few trees; Private maintained paved road and private road frontage; Located in the Indian Mountain Lakes subdivision
• Financial info: Financial details beyond HOA not provided
• HOA & community: Part of a homeowners association; HOA amenities include security, gated access, clubhouse, playground, tennis courts, and a pool; HOA fee $1,260 annually (about $105/month); Association fee includes security

Exterior

• Parking: Driveway with gravel surface; 3 open parking spaces
• Security: Community security (HOA)
• Utilities: Well water; Septic tank; 100 amp electric service; Phone and cable available
• Home design: Single-family house; No shared/common walls; Residential zoning
• Construction: Vinyl siding; Asphalt roof; Pillar/post/pier foundation; Built area approximately 1,300 above grade
• Exterior features: Barbecue area; Garden; Side porch

Interior

• Kitchen: Electric oven; Microwave
• Bedrooms: Bedrooms information not provided
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Window air conditioning units
• Interior features: Soaking tub; Open floorplan; Storage; Storm windows; Drapes; Living room wood-burning fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.7% vs local median 4.7% in Indian Mountain Lake — 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 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: schools D, health & safety 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: 453 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.9%/yr); year-one equity from $1k 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.
• At projected returns (-2.9% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $180k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.31% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $245,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Tall Oak Rd	0.11mi	3/1.0	1,372 (+6%)	19mo	$241,000	$176	68
171 Motega Dr	0.18mi	4/1.0 (+1)	1,152 (-11%)	14mo	$185,000	$161	54
100 Clearbrook Dr	0.64mi	2/1.0 (-1)	1,248 (-4%)	6mo	$200,000	$160	51
170 Crescent Way	0.59mi	3/2.0	1,176 (-10%)	4mo	$220,000	$187	51
492 Mountain Rd	0.64mi	3/1.0	1,164 (-10%)	5mo	$120,000	$103	47
67 Twin Lake Rd	0.73mi	3/1.0	1,188 (-9%)	4mo	$225,000	$189	47
483 Mountain Rd	0.58mi	3/2.0	1,456 (+12%)	11mo	$295,000	$203	42
247 Mountain Rd	0.69mi	3/1.5	1,174 (-10%)	13mo	$225,000	$192	41
20 Lakeview Dr	0.61mi	3/2.0	1,480 (+14%)	8mo	$332,000	$224	40
134 Azalea Dr	0.73mi	3/2.0	1,381 (+6%)	18mo	$285,000	$206	39
71 Blairwood Ln	0.72mi	4/1.0 (+1)	1,124 (-14%)	0mo	$179,000	$159	36
243 Mountain Rd	0.71mi	3/1.5	1,107 (-15%)	19mo	$220,000	$199	26

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

Projected returns pro-forma

-2.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $4,493
• Equity at exit: $27,746

10-year hold

• IRR: 11.7%
• Equity multiple: 1.94×
• Total profit: $47,170
• Equity at exit: $17,126

Cash invested: $50,400 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,364 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$230 /mo · $2,764/yr
• Insurance: −$75
• HOA: −$105
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $513

Break-even live

Break-even rent $1,714

Max offer price $180,000

Occupancy floor 73%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	2d	1	1.00mi
147 Winding Way Albrightsville, PA	4.0	2.0	1800	$2,500	$1.39	23d	1	1.05mi
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	14d	1	1.25mi

HOA detail

• Monthly dues: $105 · $1,260/yr
• Likely covers: landscapingpool

Listing history 5 events

1. 2026-06-19
   days on market $180,000 Active 4 DOM
2. 2026-06-18
   days on market $180,000 Active 3 DOM
3. 2026-06-17
   days on market $180,000 Active 2 DOM
4. 2026-06-15
   remarks 497-char remark
5. 2026-06-15
   listed $180,000 Active 1 DOM

ⓘ 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: $2,764 · $230/mo
• Projected year-2 tax: $2,804 · $234/mo
• Expected delta: +$40/yr (+$3/mo · 1.5%)

ⓘ 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 1/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $28,371
• − Mortgage interest: −$10,083
• − Property taxes: −$2,764
• − Insurance: −$900
• − Repairs & maintenance: −$2,270
• − Management: −$2,270
• − HOA: −$1,260
• − Depreciation: −$5,236
• Taxable income: $3,588
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $5,301/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 — 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

• Census place: Indian Mountain Lake, PA
• Population (ZIP): 7,879

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 (69%)
• Race & ethnicity: White 69% Hispanic / Latino 22% Two or more races 11% Black 6% Native American 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 12% Cuban 2% Dominican 1%
• Common ancestry: Romanian 8% Russian 4% Iranian 2%
• Foreign-born: 12% · Canada
• Languages at home: 81% English-only · Spanish 10% Russian/Polish/Slavic 7% Other Indo-European 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: ▼ -2.89%
• Current HPI: 203.8099
• 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

+95.7% since first listed

2 events — show timeline

• 2026-06-15 Listed $180,000 PMAR
• 2005-04-05 Sold (Public Records) $92,000 Public Records

Property tax history

-0.8%/yr

Latest (2026): $2,764 · +3.4% YoY. Source: county tax records.