124-126 Beaver Ln Lot 976 and 977 · Gold Key Lake, PA 18458

$95,000

2 bd · 1.0 ba · 700 sqft · Manufactured · 163 Days on market

Built 2019 Excellent condition 10,454 sqft lot $136/sqft · 130% above area $318/mo HOA · 21% of rent ↓ 10% 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 +26.1/30.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

Key facts

• Double-lot property
• Recessed lighting
• High ceilings

Tags

• DOUBLE-LOT PROPERTY
• VIEWS OF THE WOODS
• HIGH CEILINGS
• RECESSED LIGHTING
• LUXURY VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 6.1% in Gold Key Lake — 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 (#789 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, health & safety D, amenities 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: 115 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% 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. Schools are D-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. 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.
7. 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.
8. 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: 1.62% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.79%
• DSCR: 1.48
• GRM: 5.2

CMA / ARV

• ARV (median comp): $41,387
• List price: $95,000
• Delta: 129.54%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124-126 Beaver Ln Lot 976 and 977	0.00mi	2/1.0	700 (0%)	0mo	$80,000	$114	100
137 Walnut St	0.11mi	2/1.0	700 (0%)	11mo	$29,900	$43	86
313 Shohola Ln Lot 313	0.10mi	1/1.0 (-1)	700 (0%)	13mo	$78,000	$111	79
128 Navajo Ln	0.35mi	2/1.0	700 (0%)	15mo	$22,000	$31	71
3431 Dakota Ln	0.45mi	1/1.0 (-1)	700 (0%)	12mo	$39,750	$57	64
105 Beaver Ln Lot 1102	0.11mi	3/1.0 (+1)	600 (-14%)	8mo	$47,000	$78	60
226 Shohola Parkway Pkwy Lot 954	0.67mi	2/1.0	700 (0%)	12mo	$80,000	$114	59
105 Owego Ln	0.47mi	1/1.0 (-1)	700 (0%)	23mo	$38,000	$54	54
1944 Cardinal Ln Lot 1944	0.44mi	2/1.0	600 (-14%)	21mo	$38,000	$63	38
237 Shohola Pkwy N	0.70mi	2/1.0	600 (-14%)	17mo	$35,000	$58	30

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

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $67,197
• Equity at exit: $85,584

10-year hold

• IRR: 27.9%
• Equity multiple: 8.01×
• Total profit: $186,336
• Equity at exit: $184,564

Cash invested: $26,600 (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 18458

• Home prices YoY: 13.2%
• Active inventory: 115
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$318
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $239

Break-even live

Break-even rent $1,234

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $305	-5% $272	+0% $239	+5% $206	+10% $174
Rent	-10% $118	-5% $179	+0% $239	+5% $300	+10% $361
Rate	-1.0pp $287	-0.5pp $263	base $239	+0.5pp $215	+1.0pp $190

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $318 · $3,816/yr

Listing history 9 events

1. 2026-06-02
   statusdays on market $95,000 Pending 163 DOM
2. 2026-06-01
   days on market $95,000 Active 162 DOM
3. 2026-05-31
   days on market $95,000 Active 161 DOM
4. 2026-04-05
   status Active 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

5. 2026-04-05
   price $95,000 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

6. 2025-09-29
   price $99,000 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

7. 2025-08-22
   status Active 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

8. 2025-07-26
   status Pending 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

9. 2025-04-12
   listed $105,000 Active 876-char remark

   Show marketing remark (876 chars)

   Incredible, immaculate, private, double-lot property for sale in Trails End!! Welcome to your home away from home!!! This beauty is situated on two lots, with views of the woods and green area on the side and behind! Trailer and porch are like brand new--owner has only used it to come up for a day here and there. This 2019 park model features high ceilings, recessed lighting, plenty of closet space, a double loft, beautiful, dark wood trim and cabinets, AND 2 FULL BEDROOMS!!! The whole gang can come for a day of fantastic activities, and spend the night as there's a ton of sleeping options. Also extremely close (around the corner) to a comfort station, so coming up all year round is a great possibility!!! Porch is only 3 years old, with easy to remove plexiglass windows and luxury vinyl flooring for a 5 minute clean. This property won't last!! Come and see today!!

ⓘ 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 · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,437
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$3,816
• − Depreciation: −$2,764
• Taxable income: $1,686
• Est. tax owed @ 24.0%: −$405
• After-tax cash flow: $2,467/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 · 13 photos

Excellent 95/100 None rehab

This property is in excellent condition with no visible repairs or maintenance needed. The home is move-in ready and has a great location with a private setting and access to amenities.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhancing the landscaping and curb appeal can increase both the resale and rental value of the property. ↑

ⓘ 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 — Gold Key Lake

• Score: 70/100
• State rank: #789
• US rank: #7969

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,576

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 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: ▲ 31.80%
• Current HPI: 272.6294
• 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

-9.5% since first listed

6 events — show timeline

• 2026-04-05 Relisted — PWMLS
• 2026-04-05 Price Changed $95,000 PWMLS
• 2025-09-29 Price Changed $99,000 PWMLS
• 2025-08-22 Relisted — PWMLS
• 2025-07-26 Pending — PWMLS
• 2025-04-12 Listed $105,000 PWMLS