349 Bumble Bee Pass Pass · Paradise, PA 18326

$480,000

5 bd · 3.5 ba · 3,812 sqft · SingleFamily public records · 38 Days on market

Built 1998 1.17 ac lot $126/sqft · 30% below area Est $689k · 30% under $33/mo HOA · 1% of rent

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Tucked away in the heart of the Poconos, this expansive 5-bedroom, 3.5-bath split-level retreat offers the perfect blend of space, privacy, and year-round enjoyment. Surrounded by nature in the desirable Ski Haven Lake community, this home was designed for those who love to entertain, unwind, and spread out in comfort. Situated on 1.17 acres with a circular driveway and abundant parking, the property provides both convenience and a grand sense of arrival. Inside, you'll find over 3,800 square feet of versatile living space featuring soaring ceilings, oversized gathering areas, abundant natural light, and a layout that easily accommodates large families, guests, or multi-generational living.

Key facts

• Multiple decks
• In-ground pool
• Hot tub

Tags

• CIRCULAR DRIVEWAY
• IN-GROUND POOL
• HOT TUB
• MULTIPLE DECKS
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Located in the Ski Haven Lake subdivision; Private maintained road frontage; paved private road; Lot is level, cleared and wooded (approximately 1.17 acres)
• HOA & community: Part of a homeowners association; Annual association fee of $400 (covers grounds maintenance)

Exterior

• Parking: Attached garage with 2 spaces; Additional open parking for 4 vehicles; Paved driveway; garage faces front
• Utilities: Well water; Septic tank; 200+ amp electric service
• Home design: Single-family house; No shared/common walls
• Construction: Vinyl siding; Shingle roof; Finished daylight full basement
• Exterior features: Private yard; Deck; Sliding doors; Above-ground private pool with pool cover; Paved surfaces

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Range hood; Vented exhaust fan; Stainless steel appliances
• Flooring: Laminate; Parquet; Tile
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Pellet stove; Ductless heating and cooling; Ceiling fans
• Interior features: Cathedral and vaulted ceilings; Built-in storage; Bay windows and skylights; Solar screens; Three fireplaces (gas, gas log; located in family room, living room, recreation room, and master bedroom — see-through where noted)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (61.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (54.0% below list).
• Recommended offer: $186k (61.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#1,082 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: schools F, amenities F, commute 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: 63 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 3 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 $195k; list at $480k implies a 146% gain — meaningful room to come down on a strong offer.

Recommended offer $185,997 (61.3% 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 38 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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?
7. 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.
8. 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.
9. 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: 0.46% ✗
• Cap rate: 2.13%
• Cash-on-cash: -14.86%
• DSCR: 0.34
• GRM: 18.1

CMA / ARV

• ARV (median comp): $689,283
• List price: $480,000
• Delta: -30.36%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.0%
• Equity multiple: 2.16×
• Total profit: $155,512
• Equity at exit: $432,422

10-year hold

• IRR: 14.0%
• Equity multiple: 5.03×
• Total profit: $541,494
• Equity at exit: $932,534

Cash invested: $134,400 (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 18326

• Home prices YoY: 7.6%
• Active inventory: 63
• Price-to-rent: 18.1×

Monthly cashflow live

• Estimated rent: $2,210 medium
• Mortgage (P&I): −$2,517
• Tax from tax record: −$660 /mo · $7,920/yr
• Insurance: −$200
• HOA: −$33
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-1,664

Break-even live

Break-even rent $4,317

Max offer price $185,997

Occupancy floor —

Sensitivity live

Price	-10% $-1,393	-5% $-1,528	+0% $-1,664	+5% $-1,800	+10% $-1,936
Rent	-10% $-1,839	-5% $-1,752	+0% $-1,664	+5% $-1,577	+10% $-1,490
Rate	-1.0pp $-1,423	-0.5pp $-1,542	base $-1,664	+0.5pp $-1,789	+1.0pp $-1,915

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: $120,000
• Closing costs: $14,400
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 23 events

1. 2026-06-21
   days on market $480,000 Active 38 DOM
2. 2026-06-19
   days on market $480,000 Active 36 DOM
3. 2026-06-18
   days on market $480,000 Active 35 DOM
4. 2026-06-17
   days on market $480,000 Active 34 DOM
5. 2026-06-16
   days on market $480,000 Active 33 DOM
6. 2026-06-15
   days on market $480,000 Active 32 DOM
7. 2026-06-14
   days on market $480,000 Active 30 DOM
8. 2026-06-13
   days on market $480,000 Active 29 DOM
9. 2026-06-10
   days on market $480,000 Active 27 DOM
10. 2026-06-09
    days on market $480,000 Active 26 DOM
11. 2026-06-08
    days on market $480,000 Active 25 DOM
12. 2026-06-07
    days on market $480,000 Active 24 DOM
13. 2026-06-02
    days on market $480,000 Active 19 DOM
14. 2026-06-01
    days on market $480,000 Active 18 DOM
15. 2026-05-31
    days on market $480,000 Active 17 DOM
16. 2026-05-30
    days on market $480,000 Active 16 DOM
17. 2026-05-14
    listed $480,000 Active 1429-char remark
18. 2026-01-06
    historical
19. 2025-11-24
    price $519,000
20. 2025-11-24
    price $519,000
21. 2025-10-30
    listed $535,000 Active
22. 2025-10-30
    listed $535,000 Active
23. 2002-03-18
    soldstatus $195,000

ⓘ 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: $7,920 · $660/mo
• Projected year-2 tax: $7,920 · $660/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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,520
• − Mortgage interest: −$26,887
• − Property taxes: −$7,920
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − HOA: −$396
• − Depreciation: −$13,964
• Taxable loss: −$29,290
• Est. tax savings @ 24.0%: +$7,030
• After-tax cash flow: $-12,942/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 — Paradise

• Score: 66/100
• State rank: #1082
• US rank: #12230

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): 3,574

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Two or more races 10% Black 8% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 2% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, South Korea, Jamaica
• Languages at home: 91% English-only · Spanish 4% Russian/Polish/Slavic 2% 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: ▲ 13.09%
• Current HPI: 185.198
• 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

+146.2% since first listed

7 events — show timeline

• 2026-05-14 Listed $480,000 PMAR
• 2026-01-06 Listing Removed — GLVRMLS
• 2025-11-24 Price Changed $519,000 GLVRMLS
• 2025-11-24 Price Changed $519,000 PMAR
• 2025-10-30 Listed $535,000 PMAR
• 2025-10-30 Listed $535,000 GLVRMLS
• 2002-03-18 Sold (Public Records) $195,000 Public Records

Property tax history

-1.6%/yr

Latest (2026): $7,920 · +3.4% YoY. Source: county tax records.