1907 Arrowhead Ln · Conashaugh Lakes, PA 18337

$94,900

1 bd · 1.0 ba · 400 sqft · Land · 80 Days on market

Built 2024 $237/sqft · 139% above area $227/mo HOA · 16% of rent ↓ 11% since listing

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Why this score? — see what drove the B- 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 +25.8/30.0
• 1% rule +9.9/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful updated RV with huge attached Sunroom! Discover your perfect getaway in this stunning updated RV that boasts a spacious and inviting sunroom. Ideal for relaxation and family gatherings , this RV features modern appliances and elegant granite countertops ! Located in a vibrant community filled with countless amenities just steps away Don't moss this opportunity to start making your Family memories !

Key facts

• Modern appliances
• Countless amenities
• Attached sunroom

Tags

• ATTACHED SUNROOM
• MODERN APPLIANCES
• GRANITE COUNTERTOPS
• COUNTLESS AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath land listed at $95k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Conashaugh Lakes — 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 70/100 on livability (#786 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 297 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.49% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 5.6

CMA / ARV

• ARV (median comp): $39,719
• List price: $94,900
• Delta: 138.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-508
• Equity at exit: $14,150

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $19,151
• Equity at exit: $8,205

Cash invested: $26,572 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 297
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,410 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$227
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $231

Break-even live

Break-even rent $1,118

Max offer price $94,900

Occupancy floor 79%

Sensitivity live

Price	-10% $297	-5% $264	+0% $231	+5% $198	+10% $165
Rent	-10% $120	-5% $175	+0% $231	+5% $287	+10% $342
Rate	-1.0pp $279	-0.5pp $255	base $231	+0.5pp $206	+1.0pp $181

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $227 · $2,724/yr

Listing history 20 events

1. 2026-06-21
   days on market $94,900 Active 80 DOM
2. 2026-06-18
   days on market $94,900 Active 77 DOM
3. 2026-06-17
   days on market $94,900 Active 76 DOM
4. 2026-06-16
   days on market $94,900 Active 75 DOM
5. 2026-06-15
   days on market $94,900 Active 74 DOM
6. 2026-06-13
   days on market $94,900 Active 72 DOM
7. 2026-06-13
   days on market $94,900 Active 71 DOM
8. 2026-06-09
   days on market $94,900 Active 68 DOM
9. 2026-06-08
   days on market $94,900 Active 67 DOM
10. 2026-06-08
    price $94,900 Active 66 DOM
11. 2026-06-07
    days on market $99,900 Active 66 DOM
12. 2026-06-04
    days on market $99,900 Active 63 DOM
13. 2026-06-03
    days on market $99,900 Active 62 DOM
14. 2026-06-02
    days on market $99,900 Active 61 DOM
15. 2026-06-01
    days on market $99,900 Active 60 DOM
16. 2026-05-31
    days on market $99,900 Active 59 DOM
17. 2026-04-02
    listed $99,900 Active 411-char remark

    Show marketing remark (411 chars)

    Beautiful updated RV with huge attached Sunroom! Discover your perfect getaway in this stunning updated RV that boasts a spacious and inviting sunroom. Ideal for relaxation and family gatherings , this RV features modern appliances and elegant granite countertops ! Located in a vibrant community filled with countless amenities just steps away Don't moss this opportunity to start making your Family memories !

18. 2026-01-16
    price $99,900
19. 2025-10-22
    price $109,900
20. 2025-09-16
    listed $112,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $16,918
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − HOA: −$2,724
• − Depreciation: −$2,761
• Taxable income: $1,513
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,408/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Conashaugh Lakes

• Score: 70/100
• State rank: #786
• US rank: #7924

Category grades

Amenities F Commute F Cost of living B+ Crime A+ Employment A+ Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pike County · 15,799 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-11.2% since first listed

4 events — show timeline

• 2026-04-02 Listed $99,900 PWMLS
• 2026-01-16 Price Changed $99,900 PWMLS
• 2025-10-22 Price Changed $109,900 PWMLS
• 2025-09-16 Listed $112,500 PWMLS