167 El Do Lake Dr · Indian Mountain Lake, PA 18058

$325,000

3 bd · 2.0 ba · 1,117 sqft · SingleFamily public records · 1 Days on market

Built 2005 Est $258k · 26% over

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Why this score? — see what drove the F 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 +9.4/30.0
• Appreciation +8.1/10.0
• Schools +3.7/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Immaculate bi-level in lake community. Lake views from the back. Relax out on the back deck. Hardwood floors throughout most of the 1st floor. You will want to see this one and hear the tranquility. Don't miss out, schedule your showing today.

Key facts

• Large back deck
• Wood floors
• Lake view

Tags

• LAKE VIEW
• LARGE BACK DECK
• FINISHED BASEMENT
• WOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $241k (25.8% below list).
• Recommended offer: $241k (25.8% 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $136k; list at $325k implies a 139% gain — meaningful room to come down on a strong offer.

Recommended offer $241,021 (25.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.74% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.07%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $258,027
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4194 Forest Dr	0.19mi	3/1.5	1,036 (-7%)	18mo	$292,000	$282	62
170 Acorn Ln	0.27mi	3/1.0	952 (-15%)	0mo	$220,000	$231	58
8803 Robinhood Dr	0.62mi	3/2.0	1,056 (-6%)	12mo	$229,000	$217	52
161 Acorn Ln	0.22mi	3/1.0	1,008 (-10%)	24mo	$230,000	$228	50
4689 Buck Ln	0.67mi	3/1.5	1,200 (+7%)	9mo	$307,000	$256	47
8879 Robinhood Dr	0.56mi	3/1.5	1,056 (-6%)	20mo	$147,900	$140	46
248 Lower Valley Dr	0.73mi	2/2.0 (-1)	1,008 (-10%)	2mo	$280,000	$278	43
8676 Twin Lake Dr	0.72mi	3/1.0	1,000 (-10%)	3mo	$237,000	$237	42
8708 Lady Marion Dr	0.52mi	3/1.0	960 (-14%)	10mo	$200,000	$208	40
8755 Twin Lake Dr	0.59mi	3/3.0	1,011 (-10%)	18mo	$315,000	$312	38
8791 Kings Way	0.68mi	3/2.0	1,245 (+12%)	22mo	$245,000	$197	31

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: 13.5%
• Equity multiple: 1.92×
• Total profit: $83,822
• Equity at exit: $209,459

10-year hold

• IRR: 13.9%
• Equity multiple: 3.82×
• Total profit: $256,888
• Equity at exit: $384,370

Cash invested: $91,000 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,410 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$297 /mo · $3,565/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $-233

Break-even live

Break-even rent $2,705

Max offer price $283,885

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-141	+0% $-233	+5% $-325	+10% $-417
Rent	-10% $-423	-5% $-328	+0% $-233	+5% $-138	+10% $-42
Rate	-1.0pp $-69	-0.5pp $-150	base $-233	+0.5pp $-317	+1.0pp $-403

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: $81,250
• Closing costs: $9,750
• 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	1.21mi
40 Nosirrah Rd Albrightsville, PA	4.0	1.0	1338	$1,995	$1.49	16d	1	1.48mi

Listing history 5 events

1. 2026-05-26
   listed $325,000 Active
2. 2018-11-27
   soldstatus $136,000
3. 2018-11-26
   soldstatus $136,000 243-char remark

   Show marketing remark (243 chars)

   Immaculate bi-level in lake community. Lake views from the back. Relax out on the back deck. Hardwood floors throughout most of the 1st floor. You will want to see this one and hear the tranquility. Don't miss out, schedule your showing today.

4. 2018-08-29
   listed $135,000 243-char remark

   Show marketing remark (243 chars)

   Immaculate bi-level in lake community. Lake views from the back. Relax out on the back deck. Hardwood floors throughout most of the 1st floor. You will want to see this one and hear the tranquility. Don't miss out, schedule your showing today.

5. 2003-09-16
   soldstatus $12,000

ⓘ 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: $3,565 · $297/mo
• Projected year-2 tax: $4,350 · $362/mo
• Expected delta: +$785/yr (+$65/mo · 22.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $28,923
• − Mortgage interest: −$18,205
• − Property taxes: −$3,565
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,314
• − Management: −$2,314
• − Depreciation: −$9,455
• Taxable loss: −$8,554
• Est. tax savings @ 24.0%: +$2,053
• After-tax cash flow: $-740/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

+2608.3% since first listed

5 events — show timeline

• 2026-05-26 Listed $325,000 FSBO.com
• 2018-11-27 Sold (Public Records) $136,000 Public Records
• 2018-11-26 Sold (MLS) $136,000 PMAR
• 2018-08-29 Listed $135,000 PMAR
• 2003-09-16 Sold (Public Records) $12,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $3,565 · +1.6% YoY. Source: county tax records.