120 Forest Glen Dr · Conashaugh Lakes, PA 18337

$44,900

3 bd · 1.0 ba · 400 sqft · SingleFamily · 9 Days on market

Built 1992 Fair condition 4,792 sqft lot Est $42k · 6% over $233/mo HOA · 12% of rent

---

Why this score? — see what drove the D 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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +4.8/15.0
• 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

CHOICE WELL MAINTAINED PROPERTY WITH 3 BEDROOMS FOR THE WHO FAMILY. THE PARK MODEL HAS AN UNGRADED BATHROOM AND FLOORING AS WELL AS AC AND SKIRTING. THE ATTACHED SOFT TOP SCREEN ROOM IS IDEA FOR AL FRESCO DINING AND ENTERTAINING. THE PROPERTY HAS UPGRADED 30 AMP ELECTRIC AND BORDERS A PRESERVE AREA FOR GREATER PRIVACY AT THE BACK OF THE PROPERTY. LOCATED A SHORT WALK TO THE POOLS, LAKE AND REC FIELDS THIS LOCATION IS IDEAL. $44,900.00

Key facts

• Upgraded bathroom
• Upgraded flooring
• Short walk to pools

Tags

• UPGRADED BATHROOM
• UPGRADED FLOORING
• ATTACHED SOFT TOP SCREEN ROOM
• UPGRADED 30 AMP ELECTRIC
• BORDERS A PRESERVE AREA
• SHORT WALK TO POOLS

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: Homeowners association with an annual fee of $2,800 (about $233.33/month)

Exterior

• Home design: Residential property; Vacation RV/Trailer subtype
• Construction: 400 above-grade finished area
• Exterior features: Waterfront lot; Located in the Lake Adventure subdivision; Directions: From the front gate take your first right; the campsite is the 7th property past Porcupine Ct on the right.

Interior

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

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $944 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 31.5% 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $44,900

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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 4.19% ✓
• Cap rate: 31.53%
• Cash-on-cash: 90.12%
• DSCR: 5.01
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $42,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Forest Glen Dr	0.00mi	3/1.0	400 (0%)	0mo	$40,000	$100	100
114 Glenwood Landing Lndg	0.27mi	2/1.0 (-1)	407 (+2%)	3mo	$36,457	$90	77
154 Village Dr W	0.35mi	2/1.0 (-1)	400 (0%)	10mo	$40,000	$100	70
120 Crescent Dr	0.37mi	2/1.0 (-1)	392 (-2%)	8mo	$37,000	$94	68
169 Forest Glen Dr	0.22mi	2/1.5 (-1)	400 (0%)	22mo	$51,000	$128	65
102 Lake Dr N #1772	0.43mi	2/1.0 (-1)	385 (-4%)	8mo	$91,500	$238	62
136 Birchy Brook Dr	0.74mi	3/1.0	400 (0%)	12mo	$58,000	$145	55
140 Blue Aspen Dr	0.28mi	2/1.0 (-1)	350 (-12%)	9mo	$24,000	$69	53
259 Village Dr W	0.70mi	2/1.0 (-1)	400 (0%)	21mo	$58,000	$145	45
216 Village Dr W	0.53mi	2/1.0 (-1)	345 (-14%)	6mo	$62,000	$180	42
121 Birchy Brook Dr	0.66mi	2/1.0 (-1)	340 (-15%)	3mo	$36,000	$106	37

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: 90.9%
• Equity multiple: 5.22×
• Total profit: $53,033
• Equity at exit: $6,695

10-year hold

• IRR: 93.8%
• Equity multiple: 10.89×
• Total profit: $124,313
• Equity at exit: $3,882

Cash invested: $12,572 (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: 290
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$233
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $944

Break-even live

Break-even rent $688

Max offer price $44,900

Occupancy floor 45%

Sensitivity live

Price	-10% $975	-5% $960	+0% $944	+5% $929	+10% $913
Rent	-10% $795	-5% $870	+0% $944	+5% $1,019	+10% $1,093
Rate	-1.0pp $967	-0.5pp $956	base $944	+0.5pp $933	+1.0pp $921

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: electricpool

Listing history 1 events

1. 2026-05-19
   listed $44,900 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 7% 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: $22,595
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,808
• − Management: −$1,808
• − HOA: −$2,796
• − Depreciation: −$1,306
• Taxable income: $11,464
• Est. tax owed @ 24.0%: −$2,751
• After-tax cash flow: $8,579/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

Fair 45/100 Cosmetic rehab

A well-maintained park model with average condition, offering a good starting point for cosmetic upgrades to boost its value.

Repairs flagged

• Minor Deck — Some wear and tear visible on the deck surface.

Value-add opportunities

• Both Painting and updating the exterior siding — Improves curb appeal and can increase both resale and rental value.
• Both Deck repair and staining — Enhances the outdoor living space and improves the home's overall appearance.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Some wear and tear visible on the deck surface.	Minor	$500–3,000
Total estimated repair cost · 1 items		$500–3,000

Value-add ROI direction

• Both Painting and updating the exterior siding — Improves curb appeal and can increase both resale and rental value. ↑
• Both Deck repair and staining — Enhances the outdoor living space and improves the home's overall appearance. ↑

ⓘ 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

• 2026-05-19 Listed $44,900 PWMLS