103 Locust Lake Dr · Conashaugh Lakes, PA 18337

$59,900

2 bd · 1.0 ba · 400 sqft · SingleFamily · 27 Days on market

Built 1980 Fair condition Est $42k · 41% over $233/mo HOA · 14% of rent

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Why this score? — see what drove the C+ 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
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

1036 LOCUST LAKE DR (911 103 LOCUST LAKE DR) 2 BEDROOM PARK MODEL WITH A PERMANENT SCREEN ROOM ON A 50 AMP STATE FOREST CAMPSITE FOR GREATER PRIVACY AND NO NEIGHBORS TO THE REAR OF THE PROPERTY. EXLCUSIVE. THE PROPERTY ALSO HAS A SHED AND SOFT TOP SCREEN ROOM ON THE REAR TENT PLATFORM. FURNACE OPERABLE & WINDOW AC $69,900.00

Key facts

• Shed
• Soft top screen room
• Rear tent platform

Tags

• PERMANENT SCREEN ROOM
• 50 AMP STATE FOREST CAMPSITE
• NO NEIGHBORS TO THE REAR
• SHED
• SOFT TOP SCREEN ROOM
• REAR TENT PLATFORM

Property features AI

Finance

• Financial info: Annual tax amount: $240.91
• HOA & community: Has a homeowners association; Seasonal association fee of $2,800

Exterior

• Home design: Residential property listed as Vacation RV/Trailer; Commercial zoning
• Construction: 400 square feet of above-grade finished area
• Exterior features: Located in the Lake Adventure subdivision; Directions: From the front gate proceed straight taking the 3rd right onto Village Dr East, continue until Locust Lake Dr and turn left; property is the second campsite on the right bordering the state forest

Interior

• Bathrooms: One full bathroom
• Interior features: Total of 4 rooms; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $633 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.0% 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: 290 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 $414 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 27 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.70% ✓
• Cap rate: 18.98%
• Cash-on-cash: 45.29%
• DSCR: 3.02
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $42,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
131 Bobcat Dr	0.40mi	1/1.0 (-1)	399 (-0%)	4mo	$84,000	$211	73
114 Glenwood Landing Lndg	0.48mi	2/1.0	407 (+2%)	3mo	$36,457	$90	72
102 Lake Dr N #1772	0.33mi	2/1.0	385 (-4%)	8mo	$91,500	$238	72
121 Birchy Brook Dr	0.17mi	2/1.0	340 (-15%)	3mo	$36,000	$106	65
154 Village Dr W	0.61mi	2/1.0	400 (0%)	10mo	$40,000	$100	63
126 Deer Run	0.66mi	2/1.0	400 (0%)	10mo	$109,000	$273	61
120 Forest Glen Dr	0.74mi	3/1.0 (+1)	400 (0%)	0mo	$40,000	$100	60
224 Locust Lake Dr	0.53mi	2/1.0	360 (-10%)	2mo	$40,000	$111	57
216 Village Dr W	0.38mi	2/1.0	345 (-14%)	6mo	$62,000	$180	54
104 Glenwood Lndg	0.48mi	1/1.0 (-1)	340 (-15%)	0mo	$11,000	$32	47
109 Bobcat Dr	0.44mi	1/1.0 (-1)	450 (+12%)	11mo	$38,500	$86	45
140 Blue Aspen Dr	0.72mi	2/1.0	350 (-12%)	9mo	$24,000	$69	38

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: 42.5%
• Equity multiple: 2.84×
• Total profit: $30,781
• Equity at exit: $8,931

10-year hold

• IRR: 48.7%
• Equity multiple: 5.73×
• Total profit: $79,402
• Equity at exit: $5,179

Cash invested: $16,772 (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: 290
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$233
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $633

Break-even live

Break-even rent $819

Max offer price $59,900

Occupancy floor 56%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr

Listing history 16 events

1. 2026-06-18
   price $59,900 Active 27 DOM
2. 2026-06-18
   days on market $69,900 Active 27 DOM
3. 2026-06-17
   days on market $69,900 Active 26 DOM
4. 2026-06-16
   days on market $69,900 Active 25 DOM
5. 2026-06-15
   days on market $69,900 Active 24 DOM
6. 2026-06-13
   days on market $69,900 Active 22 DOM
7. 2026-06-13
   days on market $69,900 Active 21 DOM
8. 2026-06-09
   days on market $69,900 Active 18 DOM
9. 2026-06-08
   days on market $69,900 Active 17 DOM
10. 2026-06-07
    days on market $69,900 Active 16 DOM
11. 2026-06-04
    days on market $69,900 Active 13 DOM
12. 2026-06-03
    days on market $69,900 Active 12 DOM
13. 2026-06-02
    days on market $69,900 Active 11 DOM
14. 2026-06-01
    days on market $69,900 Active 10 DOM
15. 2026-05-31
    days on market $69,900 Active 9 DOM
16. 2026-05-22
    listed $69,900 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 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: $19,443
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$2,796
• − Depreciation: −$1,743
• Taxable income: $7,240
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $5,859/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 · 18 photos

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and updates to its exterior, interior, and appliances to improve its condition and value.

Repairs flagged

• Major Foundation — Significant damage visible
• Major Exterior siding — Weathered and damaged
• Major Flooring — Worn and damaged
• Major Interior walls/paint — Worn and damaged
• Major Bathrooms — Worn fixtures and damage
• Major Kitchen — Worn appliances and damage

Value-add opportunities

• Both Painting and updating fixtures — Enhances curb appeal and interior aesthetics
• Both Flooring replacement — Improves comfort and durability
• Both Appliance repair and replacement — Enhances functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Foundation · Significant damage visible	Major	$15,000–50,000
Exterior siding · Weathered and damaged	Major	$15,000–50,000
Flooring · Worn and damaged	Major	$15,000–50,000
Interior walls/paint · Worn and damaged	Major	$15,000–50,000
Bathrooms · Worn fixtures and damage	Major	$15,000–50,000
Kitchen · Worn appliances and damage	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and updating fixtures — Enhances curb appeal and interior aesthetics ↑
• Both Flooring replacement — Improves comfort and durability ↑
• Both Appliance repair and replacement — Enhances functionality and appeal ↑

ⓘ 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

1 event — show timeline

• 2026-05-22 Listed $69,900 PWMLS