71 Blairwood Ln · Indian Mountain Lake, PA 18210

$185,000

2 bd · 1.0 ba · 1,124 sqft · SingleFamily public records · 310 Days on market

Built 1981 1.01 ac lot Est $236k · 22% under $103/mo HOA · 5% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +7.2/10.0
• 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 MLS

This Ranch Style Home, In An Amenity Filled Community, Living Room With Free Standing Wood Stove, A Large Eat-In Kitchen With Slider Leading To A Wrap-Around Deck & More. 4 Bedrooms, 1 With Another Slider To The Deck & Another Which Can Be A Den. The Home Is On 1.01 Acre, Close to 1 of 2 Swimming Pools & Tennis Courts, Yet Not Far From The 5 Community Lakes Or The Clubhouse, Playgrounds & Basketball Courts.

Key facts

• Private one acre lot
• Newer roof
• Wraparound deck

Tags

• PRIVATE ONE ACRE LOT
• NEWER ROOF
• UPDATED PLANK FLOORING
• WRAPAROUND DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 2 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 (-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.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $42k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $185k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.22% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $236,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Clearbrook Dr	0.08mi	2/1.0	1,248 (+11%)	6mo	$200,000	$160	73
55 Blairwood Ln	0.06mi	3/1.0 (+1)	960 (-15%)	3mo	$187,000	$195	65
94 Clearbrook Dr	0.07mi	3/1.0 (+1)	960 (-15%)	6mo	$167,000	$174	62
46 Iroquois Rd #905	0.18mi	3/1.0 (+1)	960 (-15%)	2mo	$203,000	$211	61
170 Crescent Way	0.41mi	3/2.0 (+1)	1,176 (+5%)	4mo	$220,000	$187	60
492 Mountain Rd	0.55mi	3/1.0 (+1)	1,164 (+4%)	5mo	$120,000	$103	59
63 Lakeview Dr	0.23mi	3/1.0 (+1)	960 (-15%)	6mo	$239,000	$249	54
182 Mallard Ln	0.69mi	3/1.0 (+1)	1,120 (-0%)	11mo	$235,000	$210	53
183 Crescent Way	0.46mi	3/1.0 (+1)	960 (-15%)	4mo	$224,900	$234	46
121 Algonquin Trl	0.72mi	3/2.0 (+1)	1,224 (+9%)	2mo	$347,500	$284	41
121 Azalea Dr	0.66mi	3/1.0 (+1)	1,008 (-10%)	12mo	$167,500	$166	36
218 Crescent Way	0.61mi	3/2.0 (+1)	960 (-15%)	5mo	$230,000	$240	34

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-6,076
• Equity at exit: $28,517

10-year hold

• IRR: 6.5%
• Equity multiple: 1.49×
• Total profit: $25,440
• Equity at exit: $17,602

Cash invested: $51,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,253 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$270 /mo · $3,235/yr
• Insurance: −$77
• HOA: −$103
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $360

Break-even live

Break-even rent $1,797

Max offer price $185,000

Occupancy floor 79%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Mountain Rd Albrightsville, PA	3.0	1.0	960	$2,100	$2.19	3d	1	0.98mi
35 Grouse Trl Albrightsville, PA	3.0	2.0	1399	$2,500	$1.79	14d	1	1.50mi

HOA detail

• Monthly dues: $103 · $1,236/yr
• Likely covers: landscapingpool

Listing history 11 events

1. 2026-04-07
   status Pending
2. 2026-04-03
   price $185,000
3. 2026-03-19
   status Active
4. 2026-03-09
   status Pending
5. 2025-10-02
   price $215,000
6. 2025-08-13
   price $219,000
7. 2025-07-08
   price $222,000
8. 2025-05-21
   listed $227,000 Active
9. 2017-06-06
   soldstatus $76,000 434-char remark

   Show marketing remark (434 chars)

   This Ranch Style Home, In An Amenity Filled Community, Living Room With Free Standing Wood Stove, A Large Eat-In Kitchen With Slider Leading To A Wrap-Around Deck & More. 4 Bedrooms, 1 With Another Slider To The Deck & Another Which Can Be A Den. The Home Is On 1.01 Acre, Close to 1 of 2 Swimming Pools & Tennis Courts, Yet Not Far From The 5 Community Lakes Or The Clubhouse, Playgrounds & Basketball Courts.

10. 2017-06-06
    soldstatus $76,000

    Show marketing remark (434 chars)

    This Ranch Style Home, In An Amenity Filled Community, Living Room With Free Standing Wood Stove, A Large Eat-In Kitchen With Slider Leading To A Wrap-Around Deck & More. 4 Bedrooms, 1 With Another Slider To The Deck & Another Which Can Be A Den. The Home Is On 1.01 Acre, Close to 1 of 2 Swimming Pools & Tennis Courts, Yet Not Far From The 5 Community Lakes Or The Clubhouse, Playgrounds & Basketball Courts.

11. 2015-09-09
    listed $79,900 434-char remark

    Show marketing remark (434 chars)

    This Ranch Style Home, In An Amenity Filled Community, Living Room With Free Standing Wood Stove, A Large Eat-In Kitchen With Slider Leading To A Wrap-Around Deck & More. 4 Bedrooms, 1 With Another Slider To The Deck & Another Which Can Be A Den. The Home Is On 1.01 Acre, Close to 1 of 2 Swimming Pools & Tennis Courts, Yet Not Far From The 5 Community Lakes Or The Clubhouse, Playgrounds & Basketball Courts.

ⓘ 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: $3,235 · $270/mo
• Projected year-2 tax: $3,235 · $270/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 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 · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $27,030
• − Mortgage interest: −$10,363
• − Property taxes: −$3,235
• − Insurance: −$925
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$1,236
• − Depreciation: −$5,382
• Taxable income: $1,564
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,940/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

+131.5% since first listed

11 events — show timeline

• 2026-04-07 Pending — PMAR
• 2026-04-03 Price Changed $185,000 PMAR
• 2026-03-19 Relisted — PMAR
• 2026-03-09 Pending — PMAR
• 2025-10-02 Price Changed $215,000 PMAR
• 2025-08-13 Price Changed $219,000 PMAR
• 2025-07-08 Price Changed $222,000 PMAR
• 2025-05-21 Listed $227,000 PMAR
• 2017-06-06 Sold (Public Records) $76,000 Public Records
• 2017-06-06 Sold (MLS) $76,000 PMAR
• 2015-09-09 Listed $79,900 PMAR

Property tax history

+2.3%/yr

Latest (2026): $3,235 · +3.4% YoY. Source: county tax records.