132 Circle Dr · Indian Mountain Lake, PA 18210

$225,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 17 Days on market

Built 1984 1.11 ac lot $213/sqft · 10% below area Est $250k · 10% under $113/mo HOA · 5% 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).

• Cash flow +14.1/30.0
• ARV discount +11.9/15.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +3.7/10.0
• 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

Set on over an acre of wooded land, this charming 3-bedroom, 1-bath ranch offers the privacy, space, and mountain setting buyers love in the Poconos. The property features an oversized front porch and a spacious back patio for outdoor entertaining, and a convenient horseshoe driveway that makes access easy year-round. Inside, the single-level layout provides comfortable living whether you're seeking a full-time home, a weekend escape, or a reliable investment property. * * Virtually staged photos included to showcase the home's potential layout and use of space. Located in the desirable, gated community of Indian Mountain Lakes, residents enjoy a long list of amenities including 5 lakes for fishing and kayaking, 2 outdoor pools, a clubhouse, tennis and basketball courts, and scenic walking trails. The community's peaceful, wooded environment pairs perfectly with its central location in the heart of the Poconos. Just minutes to Route 80, the PA Turnpike, Skirmish Paintball, Pocono Raceway, casinos, skiing, hiking, and countless attractions, this home offers both seclusion and convenience. Whether you're drawn to outdoor adventure, rental potential, or quiet mountain living, this property delivers a versatile opportunity in one of the region's most popular communities.

Key facts

• Gated community
• 2 outdoor pools
• Horseshoe driveway

Tags

• OVERSIZED FRONT PORCH
• SPACIOUS BACK PATIO
• HORSESHOE DRIVEWAY
• GATED COMMUNITY
• 5 LAKES
• 2 OUTDOOR POOLS

Property features AI

Finance

• HOA & community: Annual association fee of $1,360

Exterior

• Parking: 2-car garage; Off-street parking
• Utilities: Well water; Septic tank
• Home design: Single-story home; T1-11 siding
• Construction: Asphalt/fiberglass roof
• Exterior features: Deck; Lot approximately 1.11 acres; Zoned R1

Interior

• Kitchen: Electric oven; Electric range; Dishwasher
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Attic; Eat-in kitchen; Storage
• Laundry & utility: Washer hookup; Dryer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $33 ($396/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (8.1% below list).
• Recommended offer: $207k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% 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.
• 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.
• Market conditions: 453 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $6k 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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 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 $71k; list at $225k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,698 (8.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $249,566
• List price: $225,000
• Delta: -9.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Scenic Dr	0.55mi	3/1.0	1,056 (0%)	11mo	$185,000	$175	65
182 Mallard Ln	0.33mi	3/1.0	1,120 (+6%)	11mo	$235,000	$210	65
214 Valley View Dr	0.25mi	3/2.0	1,144 (+8%)	21mo	$270,000	$236	53
46 Iroquois Rd #905	0.73mi	3/1.0	960 (-9%)	2mo	$203,000	$211	49
117 Lower Notch Rd	0.46mi	3/1.0	1,210 (+15%)	8mo	$240,000	$198	48
144 Dogwood Ter	0.71mi	3/1.0	960 (-9%)	13mo	$210,000	$219	41
616 Rainbow Ter	0.62mi	3/1.0	1,144 (+8%)	22mo	$242,500	$212	38
90 Blairwood Ln	0.73mi	3/1.0	960 (-9%)	18mo	$146,500	$153	36

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: -14.6%
• Equity multiple: 0.47×
• Total profit: $-33,232
• Equity at exit: $34,682

10-year hold

• IRR: -6.0%
• Equity multiple: 0.60×
• Total profit: $-25,082
• Equity at exit: $21,407

Cash invested: $63,000 (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 18210

• Home prices YoY: -1.4%
• Active inventory: 453
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$213 /mo · $2,559/yr
• Insurance: −$94
• HOA: −$113
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $33

Break-even live

Break-even rent $2,025

Max offer price $225,000

Occupancy floor 93%

Sensitivity live

Price	-10% $160	-5% $97	+0% $33	+5% $-31	+10% $-94
Rent	-10% $-130	-5% $-49	+0% $33	+5% $115	+10% $196
Rate	-1.0pp $146	-0.5pp $90	base $33	+0.5pp $-25	+1.0pp $-85

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $113 · $1,356/yr
• Likely covers: poolsecurity

Listing history 7 events

1. 2026-05-18
   status Pending 1289-char remark

   Show marketing remark (1289 chars)

   Set on over an acre of wooded land, this charming 3-bedroom, 1-bath ranch offers the privacy, space, and mountain setting buyers love in the Poconos. The property features an oversized front porch and a spacious back patio for outdoor entertaining, and a convenient horseshoe driveway that makes access easy year-round. Inside, the single-level layout provides comfortable living whether you're seeking a full-time home, a weekend escape, or a reliable investment property. * * Virtually staged photos included to showcase the home's potential layout and use of space. Located in the desirable, gated community of Indian Mountain Lakes, residents enjoy a long list of amenities including 5 lakes for fishing and kayaking, 2 outdoor pools, a clubhouse, tennis and basketball courts, and scenic walking trails. The community's peaceful, wooded environment pairs perfectly with its central location in the heart of the Poconos. Just minutes to Route 80, the PA Turnpike, Skirmish Paintball, Pocono Raceway, casinos, skiing, hiking, and countless attractions, this home offers both seclusion and convenience. Whether you're drawn to outdoor adventure, rental potential, or quiet mountain living, this property delivers a versatile opportunity in one of the region's most popular communities.

2. 2026-05-18
   status Pending 1193-char remark

   Show marketing remark (1289 chars)

   Set on over an acre of wooded land, this charming 3-bedroom, 1-bath ranch offers the privacy, space, and mountain setting buyers love in the Poconos. The property features an oversized front porch and a spacious back patio for outdoor entertaining, and a convenient horseshoe driveway that makes access easy year-round. Inside, the single-level layout provides comfortable living whether you're seeking a full-time home, a weekend escape, or a reliable investment property. * * Virtually staged photos included to showcase the home's potential layout and use of space. Located in the desirable, gated community of Indian Mountain Lakes, residents enjoy a long list of amenities including 5 lakes for fishing and kayaking, 2 outdoor pools, a clubhouse, tennis and basketball courts, and scenic walking trails. The community's peaceful, wooded environment pairs perfectly with its central location in the heart of the Poconos. Just minutes to Route 80, the PA Turnpike, Skirmish Paintball, Pocono Raceway, casinos, skiing, hiking, and countless attractions, this home offers both seclusion and convenience. Whether you're drawn to outdoor adventure, rental potential, or quiet mountain living, this property delivers a versatile opportunity in one of the region's most popular communities.

3. 2026-04-15
   listed $225,000 Active 1289-char remark

   Show marketing remark (1289 chars)

   Set on over an acre of wooded land, this charming 3-bedroom, 1-bath ranch offers the privacy, space, and mountain setting buyers love in the Poconos. The property features an oversized front porch and a spacious back patio for outdoor entertaining, and a convenient horseshoe driveway that makes access easy year-round. Inside, the single-level layout provides comfortable living whether you're seeking a full-time home, a weekend escape, or a reliable investment property. * * Virtually staged photos included to showcase the home's potential layout and use of space. Located in the desirable, gated community of Indian Mountain Lakes, residents enjoy a long list of amenities including 5 lakes for fishing and kayaking, 2 outdoor pools, a clubhouse, tennis and basketball courts, and scenic walking trails. The community's peaceful, wooded environment pairs perfectly with its central location in the heart of the Poconos. Just minutes to Route 80, the PA Turnpike, Skirmish Paintball, Pocono Raceway, casinos, skiing, hiking, and countless attractions, this home offers both seclusion and convenience. Whether you're drawn to outdoor adventure, rental potential, or quiet mountain living, this property delivers a versatile opportunity in one of the region's most popular communities.

4. 2026-04-15
   listed $225,000 Active 1193-char remark

   Show marketing remark (1289 chars)

   Set on over an acre of wooded land, this charming 3-bedroom, 1-bath ranch offers the privacy, space, and mountain setting buyers love in the Poconos. The property features an oversized front porch and a spacious back patio for outdoor entertaining, and a convenient horseshoe driveway that makes access easy year-round. Inside, the single-level layout provides comfortable living whether you're seeking a full-time home, a weekend escape, or a reliable investment property. * * Virtually staged photos included to showcase the home's potential layout and use of space. Located in the desirable, gated community of Indian Mountain Lakes, residents enjoy a long list of amenities including 5 lakes for fishing and kayaking, 2 outdoor pools, a clubhouse, tennis and basketball courts, and scenic walking trails. The community's peaceful, wooded environment pairs perfectly with its central location in the heart of the Poconos. Just minutes to Route 80, the PA Turnpike, Skirmish Paintball, Pocono Raceway, casinos, skiing, hiking, and countless attractions, this home offers both seclusion and convenience. Whether you're drawn to outdoor adventure, rental potential, or quiet mountain living, this property delivers a versatile opportunity in one of the region's most popular communities.

5. 2024-09-23
   listed $219,900
6. 2019-03-08
   soldstatus $71,001
7. 2018-09-14
   listed $89,900

ⓘ 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: $2,559 · $213/mo
• Projected year-2 tax: $3,057 · $255/mo
• Expected delta: +$498/yr (+$42/mo · 19.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 14 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: $24,804
• − Mortgage interest: −$12,603
• − Property taxes: −$2,559
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$1,356
• − Depreciation: −$6,545
• Taxable loss: −$3,353
• Est. tax savings @ 24.0%: +$805
• After-tax cash flow: $1,201/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

• 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

+150.3% since first listed

7 events — show timeline

• 2026-05-18 Pending — PMAR
• 2026-05-18 Pending — GLVRMLS
• 2026-04-15 Listed $225,000 GLVRMLS
• 2026-04-15 Listed $225,000 PMAR
• 2024-09-23 Listed $219,900 PMAR
• 2019-03-08 Sold (MLS) $71,001 PMAR
• 2018-09-14 Listed $89,900 PMAR

Property tax history

-0.3%/yr

Latest (2026): $2,559 · +3.4% YoY. Source: county tax records.