115 Crescent Dr · Conashaugh Lakes, PA 18337

$62,000

2 bd · 1.0 ba · 420 sqft · Manufactured · 34 Days on market

Built 1987 Fair condition 4,791 sqft lot $229/mo HOA · 14% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Stone Pillars, Landscaped, Updated and Well Maintained 2 Bedrooms ''Canterbury Park Model Classic Series Trailer. '' Trailer Features: Hardtop Screen Room, Waterproof Vinyl Plank Floors, Throughout Trailer, Winterization System. Enjoying Out door on Large Backyard Deck for Cookouts . All Furniture Included. Community HOA Dues Includes : Water, Septic and Electric. Easy Access to RT 84.

Key facts

• Private lot
• Gated access
• Clubhouse

Tags

• PRIVATE LOT
• GATED ACCESS
• 24/7 SECURITY
• POOL
• CLUBHOUSE
• MINI-GOLF

Property features AI

Finance

• Other: Directions available to property
• Financial info: Annual tax amount approximately $240.91
• HOA & community: Homeowners association with clubhouse; Annual association fee of $2,750 (about $229.17/month); Association covers utilities (electricity, gas, water)

Exterior

• Parking: Total of 4 parking spaces; 2-car garage; 2 open parking spaces
• Security: Gated community; Security features provided by association
• Utilities: Association covers electricity, gas and water
• Home design: Mobile home (Single Wide)
• Construction: Vinyl skirting
• Exterior features: Lot in a subdivision named Lake Adventure; Zoned Enterprise

Interior

• Kitchen: Kitchen details not specified
• Bedrooms: Bedrooms not specified
• Flooring: Flooring details not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating and cooling details not specified
• Interior features: Unfurnished; 3 total rooms
• Laundry & utility: Laundry details not specified

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Recommended offer: $60k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% vs local median 5.2% 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.
• Zoned schools: Dingman-Delaware El Sch (math 41% / reading 68%, grade C, #504 of 1,518 statewide, top 37%, 502 students, 51% FRL); Dingman-Delaware Ms (math 20% / reading 57%, grade F, #275 of 512 statewide, top 55%, 524 students, 45% FRL); Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL) — zoned schools average 45% FRL vs 26% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 298 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 $429 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago 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.

Recommended offer $60,140 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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: 2.64% ✓
• Cap rate: 18.58%
• Cash-on-cash: 43.90%
• DSCR: 2.95
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $39,060
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134 Crescent Dr	0.07mi	1/1.0 (-1)	400 (-5%)	6mo	$30,000	$75	79
Lot 843 Acres of Diamonds Dr	0.74mi	2/1.0	375 (-11%)	24mo	$35,000	$93	28

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.0%
• Equity multiple: 2.76×
• Total profit: $30,567
• Equity at exit: $9,244

10-year hold

• IRR: 47.3%
• Equity multiple: 5.57×
• Total profit: $79,373
• Equity at exit: $5,361

Cash invested: $17,360 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 298
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$229
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $635

Break-even live

Break-even rent $832

Max offer price $62,000

Occupancy floor 56%

Sensitivity live

Price	-10% $678	-5% $656	+0% $635	+5% $614	+10% $592
Rent	-10% $506	-5% $570	+0% $635	+5% $700	+10% $764
Rate	-1.0pp $666	-0.5pp $651	base $635	+0.5pp $619	+1.0pp $603

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $229 · $2,748/yr
• Likely covers: waterelectric

Listing history 18 events

1. 2026-06-21
   days on market $62,000 Active 34 DOM
2. 2026-06-18
   days on market $62,000 Active 31 DOM
3. 2026-06-17
   days on market $62,000 Active 30 DOM
4. 2026-06-16
   days on market $62,000 Active 29 DOM
5. 2026-06-15
   days on market $62,000 Active 28 DOM
6. 2026-06-13
   days on market $62,000 Active 26 DOM
7. 2026-06-13
   days on market $62,000 Active 25 DOM
8. 2026-06-09
   days on market $62,000 Active 22 DOM
9. 2026-06-08
   days on market $62,000 Active 21 DOM
10. 2026-06-07
    days on market $62,000 Active 20 DOM
11. 2026-06-04
    days on market $62,000 Active 17 DOM
12. 2026-06-03
    days on market $62,000 Active 16 DOM
13. 2026-06-02
    days on market $62,000 Active 15 DOM
14. 2026-06-01
    days on market $62,000 Active 14 DOM
15. 2026-05-31
    days on market $62,000 Active 13 DOM
16. 2026-05-05
    listed $64,000 Active
17. 2022-07-29
    soldstatus 399-char remark

    Show marketing remark (399 chars)

    Beautiful Stone Pillars, Landscaped, Updated and Well Maintained 2 Bedrooms ''Canterbury Park Model Classic Series Trailer. '' Trailer Features: Hardtop Screen Room, Waterproof Vinyl Plank Floors, Throughout Trailer, Winterization System. Enjoying Out door on Large Backyard Deck for Cookouts . All Furniture Included. Community HOA Dues Includes : Water, Septic and Electric. Easy Access to RT 84.

18. 2022-06-24
    listed $50,000 399-char remark

    Show marketing remark (399 chars)

    Beautiful Stone Pillars, Landscaped, Updated and Well Maintained 2 Bedrooms ''Canterbury Park Model Classic Series Trailer. '' Trailer Features: Hardtop Screen Room, Waterproof Vinyl Plank Floors, Throughout Trailer, Winterization System. Enjoying Out door on Large Backyard Deck for Cookouts . All Furniture Included. Community HOA Dues Includes : Water, Septic and Electric. Easy Access to RT 84.

ⓘ 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 4/10 Moderate
• 🌡 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: $19,634
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − HOA: −$2,748
• − Depreciation: −$1,804
• Taxable income: $7,228
• Est. tax owed @ 24.0%: −$1,735
• After-tax cash flow: $5,886/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This park model requires moderate renovations to its kitchen and exterior, but has a good foundation and structure. Landscaping and painting would significantly improve its curb appeal and value.

Repairs flagged

• Major kitchen cabinets — Older cabinets in poor condition
• Major kitchen appliances — Dated appliances
• Moderate exterior siding — Weathered and discolored

Value-add opportunities

• Resale New kitchen cabinets and appliances — Modernizing the kitchen would attract more buyers
• Resale Painting and updating exterior siding — Fresh paint and updated siding would improve curb appeal
• Both Landscaping improvements — Aesthetic improvements would enhance both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets in poor condition	Major	$15,000–50,000
kitchen appliances · Dated appliances	Major	$15,000–50,000
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale New kitchen cabinets and appliances — Modernizing the kitchen would attract more buyers ↑
• Resale Painting and updating exterior siding — Fresh paint and updated siding would improve curb appeal ↑
• Both Landscaping improvements — Aesthetic improvements would enhance both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+28.0% since first listed

3 events — show timeline

• 2026-05-05 Listed $64,000 PMAR
• 2022-07-29 Sold (MLS) — PWMLS
• 2022-06-24 Listed $50,000 PWMLS