Stop 4 · Lakeville · Paradise Point / boatslip value
5 Pumphouse Road
Large non-lakefront Lakeville home with a Wallenpaupack boatslip within walking distance; value depends almost entirely on slip transfer/use rights and lack of meaningful lake views.
Ask
$587,000
Facts
4 bd · 3 ba · 2,352 sqft
Water
Boat slip advertised; not direct lakefront and Makayla noted no real lake view
Comp read
Medium-high confidence
Listing snapshot
- 4 bd · 3 ba
- 2,352 sqft
- Boat slip advertised; not direct lakefront and Makayla noted no real lake view
- $250/sqft ask; $554K Zestimate; listed since 2025 with $599.9K→$587K reduction
The house itself comps in the high $400Ks/low $500Ks; a verified transferable/private boatslip can justify a premium. The listing history and Zestimate range cap the enthusiasm: this is not a fresh multiple-offer lakefront listing.
Comps reviewed
11 Pumphouse Rd$499,900 sold
Nearby 3 bd/3 ba 1.8K sqft sold comp; same micro-location, smaller.
43 Spring Brook Cir$490,000 sold
3 bd/3 ba 2.6K sqft Lakeville comp from Zillow carousel.
3 Circle Dr E$400,000 sold
4 bd/2 ba 2.2K sqft nearby comp; lower bracket.
19 Lakeview Dr$510,000 sold
3 bd/2 ba 1.3K sqft nearby sold; likely reflects lake/boat-access premium.
5 Pumphouse public value$554K Zestimate; $526K–$582K range
Supports negotiating below ask unless slip terms are unusually strong.
Offer strategy
- Fair: $545K–$550K, making the offer explicitly contingent on written proof of the slip's transferability, term, fees, rules, and exact assignment/location.
- Stretch: $565K–$575K only if the slip is deeded/secure and parking/walk-to-slip logistics are easy with kids and gear.
- If slip rights are weak, seasonal, waitlist-based, or separately revocable, reprice it like a nice large non-lakefront house: roughly low $500Ks, not high $500Ks.
Red flags / questions for Makayla or listing agent
- Is the boatslip deeded, assigned by HOA, leased, or license-only? Does it transfer automatically at closing?
- What are the annual slip/HOA fees and any waitlist/seniority restrictions?
- Can guests/renters use the slip? Are STRs allowed?
- Walk the route to the slip and verify parking, stairs, cart storage, and kid safety.