401 Clearview Dr · Tobyhanna, PA 18334

$319,900

3 bd · 1.0 ba · 926 sqft · SingleFamily public records · 157 Days on market

Built 1974 0.45 ac lot $345/sqft · 21% above area Est $500k · 36% under $21/mo HOA · 1% 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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Appreciation +4.5/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Welcome to 401 Clearview Dr, a 6-bedroom, 2-bath raised chalet offering flexibility, comfort, and short-term rental potential in the amenity-rich Emerald Lakes community. Whether you're looking for a vacation home, investment property, or primary residence with space to spare, this property checks all the key boxes. The upper level features vaulted ceilings with exposed beams, an open-concept kitchen/living area, and access to the expansive wraparound deck—ideal for entertaining or enjoying quiet wooded views. The updated full bath includes modern tilework, niche shelving, and upgraded fixtures. Lower-level layout provides additional bedrooms, rec space, and a second full bathroom with laundry and tile shower. Recent updates include: New 6-bedroom septic system (2024) Metal roof (2022) with 50-year transferable warranty New well pump, hot water heater, fridge, washer, dryer (2022) Updated bathrooms and fresh interior paint Outside, enjoy a level yard, fenced area for pets or play, and plenty of parking for guests. The property is ready for full-time use or STR licensing and features a layout that supports high-occupancy vacation stays. Located within Emerald Lakes, offering 6 beaches, 2 lakes, indoor/outdoor pools, a clubhouse with gym, game room, restaurant, and hiking trails. Close to Camelback, Kalahari, Route 380, and Mount Pocono, this home gives access to all-season recreation just minutes away. Property is being sold as-is and priced to reflect its current condition—ideal for those looking to customize or invest.

Key facts

• Open-concept kitchen
• Updated full bath
• Wraparound deck

Tags

• VAULTED CEILINGS
• EXPOSED BEAMS
• OPEN-CONCEPT KITCHEN
• WRAPAROUND DECK
• UPDATED FULL BATH
• MODERN TILEWORK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (29.7% below list).
• Recommended offer: $225k (29.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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: 107 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 (-0.9%/yr); year-one equity from $2k of loan paydown is wiped out by about $3k 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 157 days — a 12% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $320k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $224,785 (29.7% 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 157 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $499,590
• List price: $319,900
• Delta: -35.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1537 Clover Rd	0.35mi	3/1.0	960 (+4%)	24mo	$200,000	$208	58
2248 Doe Dr	0.55mi	3/2.0	960 (+4%)	14mo	$218,000	$227	52
1043 Cricket Ln	0.43mi	3/1.0	1,008 (+9%)	20mo	$270,000	$268	49
636 Sullivan Trl	0.38mi	3/2.0	1,008 (+9%)	20mo	$210,000	$208	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.52×
• Total profit: $-42,932
• Equity at exit: $78,021

10-year hold

• IRR: -4.3%
• Equity multiple: 0.60×
• Total profit: $-35,909
• Equity at exit: $82,613

Cash invested: $89,572 (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 18334

• Home prices YoY: -0.5%
• Active inventory: 107
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$251 /mo · $3,011/yr
• Insurance: −$133
• HOA: −$21
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-307

Break-even live

Break-even rent $2,636

Max offer price $265,665

Occupancy floor —

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: waterpoolgym

Listing history 23 events

1. 2026-06-18
   days on market $319,900 Active 157 DOM
2. 2026-06-17
   days on market $319,900 Active 156 DOM
3. 2026-06-16
   days on market $319,900 Active 155 DOM
4. 2026-06-15
   days on market $319,900 Active 154 DOM
5. 2026-06-14
   days on market $319,900 Active 152 DOM
6. 2026-06-13
   days on market $319,900 Active 151 DOM
7. 2026-06-10
   days on market $319,900 Active 149 DOM
8. 2026-06-08
   days on market $319,900 Active 147 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    pricedays on market $319,900 Active 146 DOM
11. 2026-05-31
    days on market $329,900 Active 144 DOM
12. 2026-05-30
    days on market $329,900 Active 143 DOM
13. 2026-05-02
    price $329,900 1572-char remark

    Show marketing remark (1572 chars)

    Welcome to 401 Clearview Dr, a 6-bedroom, 2-bath raised chalet offering flexibility, comfort, and short-term rental potential in the amenity-rich Emerald Lakes community. Whether you're looking for a vacation home, investment property, or primary residence with space to spare, this property checks all the key boxes. The upper level features vaulted ceilings with exposed beams, an open-concept kitchen/living area, and access to the expansive wraparound deck—ideal for entertaining or enjoying quiet wooded views. The updated full bath includes modern tilework, niche shelving, and upgraded fixtures. Lower-level layout provides additional bedrooms, rec space, and a second full bathroom with laundry and tile shower. Recent updates include: New 6-bedroom septic system (2024) Metal roof (2022) with 50-year transferable warranty New well pump, hot water heater, fridge, washer, dryer (2022) Updated bathrooms and fresh interior paint Outside, enjoy a level yard, fenced area for pets or play, and plenty of parking for guests. The property is ready for full-time use or STR licensing and features a layout that supports high-occupancy vacation stays. Located within Emerald Lakes, offering 6 beaches, 2 lakes, indoor/outdoor pools, a clubhouse with gym, game room, restaurant, and hiking trails. Close to Camelback, Kalahari, Route 380, and Mount Pocono, this home gives access to all-season recreation just minutes away. Property is being sold as-is and priced to reflect its current condition—ideal for those looking to customize or invest.

14. 2026-03-05
    price $339,900 1572-char remark

    Show marketing remark (1572 chars)

    Welcome to 401 Clearview Dr, a 6-bedroom, 2-bath raised chalet offering flexibility, comfort, and short-term rental potential in the amenity-rich Emerald Lakes community. Whether you're looking for a vacation home, investment property, or primary residence with space to spare, this property checks all the key boxes. The upper level features vaulted ceilings with exposed beams, an open-concept kitchen/living area, and access to the expansive wraparound deck—ideal for entertaining or enjoying quiet wooded views. The updated full bath includes modern tilework, niche shelving, and upgraded fixtures. Lower-level layout provides additional bedrooms, rec space, and a second full bathroom with laundry and tile shower. Recent updates include: New 6-bedroom septic system (2024) Metal roof (2022) with 50-year transferable warranty New well pump, hot water heater, fridge, washer, dryer (2022) Updated bathrooms and fresh interior paint Outside, enjoy a level yard, fenced area for pets or play, and plenty of parking for guests. The property is ready for full-time use or STR licensing and features a layout that supports high-occupancy vacation stays. Located within Emerald Lakes, offering 6 beaches, 2 lakes, indoor/outdoor pools, a clubhouse with gym, game room, restaurant, and hiking trails. Close to Camelback, Kalahari, Route 380, and Mount Pocono, this home gives access to all-season recreation just minutes away. Property is being sold as-is and priced to reflect its current condition—ideal for those looking to customize or invest.

15. 2026-01-07
    listed $349,900 Active 1572-char remark

    Show marketing remark (1572 chars)

    Welcome to 401 Clearview Dr, a 6-bedroom, 2-bath raised chalet offering flexibility, comfort, and short-term rental potential in the amenity-rich Emerald Lakes community. Whether you're looking for a vacation home, investment property, or primary residence with space to spare, this property checks all the key boxes. The upper level features vaulted ceilings with exposed beams, an open-concept kitchen/living area, and access to the expansive wraparound deck—ideal for entertaining or enjoying quiet wooded views. The updated full bath includes modern tilework, niche shelving, and upgraded fixtures. Lower-level layout provides additional bedrooms, rec space, and a second full bathroom with laundry and tile shower. Recent updates include: New 6-bedroom septic system (2024) Metal roof (2022) with 50-year transferable warranty New well pump, hot water heater, fridge, washer, dryer (2022) Updated bathrooms and fresh interior paint Outside, enjoy a level yard, fenced area for pets or play, and plenty of parking for guests. The property is ready for full-time use or STR licensing and features a layout that supports high-occupancy vacation stays. Located within Emerald Lakes, offering 6 beaches, 2 lakes, indoor/outdoor pools, a clubhouse with gym, game room, restaurant, and hiking trails. Close to Camelback, Kalahari, Route 380, and Mount Pocono, this home gives access to all-season recreation just minutes away. Property is being sold as-is and priced to reflect its current condition—ideal for those looking to customize or invest.

16. 2024-03-29
    price $325,000
17. 2024-03-01
    listed $349,000 Active
18. 2023-10-12
    price $329,000
19. 2023-09-02
    status Active
20. 2023-08-19
    historical
21. 2023-06-21
    listed $349,900 Active
22. 2003-07-21
    soldstatus $109,900
23. 2002-10-03
    soldstatus $69,500

ⓘ 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: $3,011 · $251/mo
• Projected year-2 tax: $4,033 · $336/mo
• Expected delta: +$1,022/yr (+$85/mo · 33.9%)

ⓘ 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 2/10 Low 7 d/yr ≥90°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: $26,974
• − Mortgage interest: −$17,919
• − Property taxes: −$3,011
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$252
• − Depreciation: −$9,306
• Taxable loss: −$9,430
• Est. tax savings @ 24.0%: +$2,263
• After-tax cash flow: $-1,421/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 — Tobyhanna

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Emerald Lakes, PA
• Population (ZIP): 4,907

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 20% Two or more races 12% Black 9%
• Hispanic origin (detail): Puerto Rican 17%
• Common ancestry: Romanian 6% Lithuanian 4% Iranian 4%
• Foreign-born: 8% · Canada
• Languages at home: 87% English-only · Spanish 10% Russian/Polish/Slavic 3%

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: ▼ -0.95%
• Current HPI: 178.5307
• 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

+374.7% since first listed

11 events — show timeline

• 2026-05-02 Price Changed $329,900 PMAR
• 2026-03-05 Price Changed $339,900 PMAR
• 2026-01-07 Listed $349,900 PMAR
• 2024-03-29 Price Changed $325,000 PMAR
• 2024-03-01 Listed $349,000 PMAR
• 2023-10-12 Price Changed $329,000 PMAR
• 2023-09-02 Relisted — PMAR
• 2023-08-19 Delisted — PMAR
• 2023-06-21 Listed $349,900 PMAR
• 2003-07-21 Sold (Public Records) $109,900 Public Records
• 2002-10-03 Sold (Public Records) $69,500 Public Records

Property tax history

-0.9%/yr

Latest (2026): $3,011 · +3.3% YoY. Source: county tax records.