230 Juniper Ln · Beech Mountain Lakes, PA 18222

$337,000

3 bd · 2.5 ba · 1,808 sqft · SingleFamily public records · 45 Days on market

Built 2007 9,757 sqft lot $186/sqft · at area comps Est $355k · at est.

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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
• ARV discount +9.7/15.0
• Cash flow +6.7/30.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.6/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Welcome to this beautifully designed modern home, perfectly situated on a quiet cul-de-sac in a well-established neighborhood. Featuring a thoughtful layout with open-concept living and dining room, a modern eat-in kitchen complete w/ pantry closet, and a stunning family room w/ vaulted ceiling & cozy gas-burning fireplace. Upstairs, you'll find 3 generously sized bedrooms & 2 well-appointed baths.

Key facts

• Vaulted ceiling
• Family room
• Cul-de-sac

Tags

• CUL-DE-SAC
• MODERN EAT-IN KITCHEN
• PANTRY CLOSET
• FAMILY ROOM
• VAULTED CEILING
• GAS-BURNING FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $337k.

Deal economics

• At list price, monthly cash flow is $-534 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (33.5% below list).
• Recommended offer: $224k (33.5% below list) — sets the bar for 1% rule.

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: schools D+, amenities F, commute 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.
• Market conditions: 134 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($327k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $215k; list at $337k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $224,000 (33.5% 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 45 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.66% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 12.5

CMA / ARV

• ARV (median comp): $354,546
• List price: $337,000
• Delta: -4.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Birch Ct	0.29mi	3/2.5	1,870 (+3%)	14mo	$359,900	$192	69
209 Juniper Ln	0.09mi	4/2.5 (+1)	1,872 (+4%)	19mo	$365,000	$195	69
38 Deer Run Rd	0.47mi	3/2.5	1,955 (+8%)	2mo	$343,000	$175	63

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: 19.5%
• Equity multiple: 2.58×
• Total profit: $149,557
• Equity at exit: $303,596

10-year hold

• IRR: 17.9%
• Equity multiple: 5.95×
• Total profit: $467,195
• Equity at exit: $654,717

Cash invested: $94,360 (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: 12.5×

Monthly cashflow live

• Estimated rent: $2,240 medium
• Mortgage (P&I): −$1,767
• Tax from tax record: −$396 /mo · $4,749/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-534

Break-even live

Break-even rent $2,916

Max offer price $242,697

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-438	+0% $-534	+5% $-629	+10% $-725
Rent	-10% $-711	-5% $-622	+0% $-534	+5% $-445	+10% $-357
Rate	-1.0pp $-364	-0.5pp $-448	base $-534	+0.5pp $-621	+1.0pp $-710

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: $84,250
• Closing costs: $10,110
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Scotia Dr Drums, PA	3.0	2.5	1650	$2,240	$1.36	21d	1	0.77mi

Listing history 5 events

1. 2026-05-12
   status Pending 413-char remark

   Show marketing remark (1297 chars)

   Welcome to this beautifully designed modern home, perfectly situated on a quiet cul-de-sac in a well-established neighborhood. Featuring a thoughtful layout and inviting spaces throughout, this property offers both privacy and easy access to major highways. Step inside to discover an open-concept living and dining room, a modern eat-in kitchen complete with pantry closet, and a stunning family room with soaring vaulted ceiling and a cozy gas-burning fireplace. Upstairs, you'll find three generously sized bedrooms, including a spacious primary suite complete with its own private bath. The two additional bedrooms enjoy abundant natural light and share a stylish, well-appointed hall bath. Ample closet storage throughout the home ensures that everything has a place. The finished lower level adds even more versatility, boasting a bonus room perfect for a home office, playroom, or creative studio. Outside, enjoy peaceful mornings on the charming front porch swing, or host gatherings on the expansive back deck overlooking a sizable backyard. The large built-in two-car garage completes the property and is perfect for parking, projects, or additional storage. Thoughtfully designed, full of charm, and the perfect location - don't miss your chance to make this fantastic house, your home!

2. 2026-05-12
   status Pending 1297-char remark

   Show marketing remark (1297 chars)

   Welcome to this beautifully designed modern home, perfectly situated on a quiet cul-de-sac in a well-established neighborhood. Featuring a thoughtful layout and inviting spaces throughout, this property offers both privacy and easy access to major highways. Step inside to discover an open-concept living and dining room, a modern eat-in kitchen complete with pantry closet, and a stunning family room with soaring vaulted ceiling and a cozy gas-burning fireplace. Upstairs, you'll find three generously sized bedrooms, including a spacious primary suite complete with its own private bath. The two additional bedrooms enjoy abundant natural light and share a stylish, well-appointed hall bath. Ample closet storage throughout the home ensures that everything has a place. The finished lower level adds even more versatility, boasting a bonus room perfect for a home office, playroom, or creative studio. Outside, enjoy peaceful mornings on the charming front porch swing, or host gatherings on the expansive back deck overlooking a sizable backyard. The large built-in two-car garage completes the property and is perfect for parking, projects, or additional storage. Thoughtfully designed, full of charm, and the perfect location - don't miss your chance to make this fantastic house, your home!

3. 2026-03-28
   listed $337,000 Active 413-char remark

   Show marketing remark (1297 chars)

   Welcome to this beautifully designed modern home, perfectly situated on a quiet cul-de-sac in a well-established neighborhood. Featuring a thoughtful layout and inviting spaces throughout, this property offers both privacy and easy access to major highways. Step inside to discover an open-concept living and dining room, a modern eat-in kitchen complete with pantry closet, and a stunning family room with soaring vaulted ceiling and a cozy gas-burning fireplace. Upstairs, you'll find three generously sized bedrooms, including a spacious primary suite complete with its own private bath. The two additional bedrooms enjoy abundant natural light and share a stylish, well-appointed hall bath. Ample closet storage throughout the home ensures that everything has a place. The finished lower level adds even more versatility, boasting a bonus room perfect for a home office, playroom, or creative studio. Outside, enjoy peaceful mornings on the charming front porch swing, or host gatherings on the expansive back deck overlooking a sizable backyard. The large built-in two-car garage completes the property and is perfect for parking, projects, or additional storage. Thoughtfully designed, full of charm, and the perfect location - don't miss your chance to make this fantastic house, your home!

4. 2026-03-28
   listed $337,000 Active 1297-char remark

   Show marketing remark (1297 chars)

   Welcome to this beautifully designed modern home, perfectly situated on a quiet cul-de-sac in a well-established neighborhood. Featuring a thoughtful layout and inviting spaces throughout, this property offers both privacy and easy access to major highways. Step inside to discover an open-concept living and dining room, a modern eat-in kitchen complete with pantry closet, and a stunning family room with soaring vaulted ceiling and a cozy gas-burning fireplace. Upstairs, you'll find three generously sized bedrooms, including a spacious primary suite complete with its own private bath. The two additional bedrooms enjoy abundant natural light and share a stylish, well-appointed hall bath. Ample closet storage throughout the home ensures that everything has a place. The finished lower level adds even more versatility, boasting a bonus room perfect for a home office, playroom, or creative studio. Outside, enjoy peaceful mornings on the charming front porch swing, or host gatherings on the expansive back deck overlooking a sizable backyard. The large built-in two-car garage completes the property and is perfect for parking, projects, or additional storage. Thoughtfully designed, full of charm, and the perfect location - don't miss your chance to make this fantastic house, your home!

5. 2008-04-15
   soldstatus $214,900

ⓘ 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: $4,749 · $396/mo
• Projected year-2 tax: $5,037 · $420/mo
• Expected delta: +$288/yr (+$24/mo · 6.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°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: $26,880
• − Mortgage interest: −$18,877
• − Property taxes: −$4,749
• − Insurance: −$1,685
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − Depreciation: −$9,804
• Taxable loss: −$12,536
• Est. tax savings @ 24.0%: +$3,009
• After-tax cash flow: $-3,397/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

• 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

+56.8% since first listed

5 events — show timeline

• 2026-05-12 Pending — LCAR
• 2026-05-12 Pending — GSBR as distributed by MLS GRID
• 2026-03-28 Listed $337,000 GSBR as distributed by MLS GRID
• 2026-03-28 Listed $337,000 LCAR
• 2008-04-15 Sold (Public Records) $214,900 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,749 · +4.6% YoY. Source: county tax records.