112 Green Acres Ln · Milford, PA 18337

$89,900

2 bd · 2.0 ba · 980 sqft · Land public records · 14 Days on market

Built 1985 $92/sqft · 437% above area ↓ 14% 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 +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 +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looks are deceiving. Surprise will be yours when you walk into this 2 bedroom, 2 bath home featuring large eat-in kitchen with plenty of counter and cabinet space, spacious living room, master suite with remodeled bathroom, laundry room, plenty of closet space, central air, and covered porch to sit and relax on. Great location - close to stores, restaurants, train, Delaware river, NJ and NY, and Route 84., Beds Description: 2+Bed1st, Baths: 2 Bath Lev 1, Sewer: WS Comm Central

Key facts

• Large covered porch
• Carport
• Updated kitchen

Tags

• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN
• BUTCHER BLOCK COUNTERS
• LARGE COVERED PORCH
• CARPORT
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $90k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 19.3% vs local median 2.8% in Milford — 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 79/100 on livability (#255 in PA, #2,230 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, amenities A+, health & safety A+; Watch: cost of living D+, 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 $622 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.

Recommended offer $89,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 2.16% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.34%
• DSCR: 3.06
• GRM: 3.9

CMA / ARV

• ARV (median comp): $16,752
• List price: $89,900
• Delta: 436.64%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.6%
• Equity multiple: 2.88×
• Total profit: $47,341
• Equity at exit: $13,404

10-year hold

• IRR: 49.6%
• Equity multiple: 5.80×
• Total profit: $120,920
• Equity at exit: $7,773

Cash invested: $25,172 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,942 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$53 /mo · $636/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $972

Break-even live

Break-even rent $711

Max offer price $89,900

Occupancy floor 45%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   listed $89,900 Active 452-char remark
2. 2017-09-29
   soldstatus $30,000 481-char remark

   Show marketing remark (481 chars)

   Looks are deceiving. Surprise will be yours when you walk into this 2 bedroom, 2 bath home featuring large eat-in kitchen with plenty of counter and cabinet space, spacious living room, master suite with remodeled bathroom, laundry room, plenty of closet space, central air, and covered porch to sit and relax on. Great location - close to stores, restaurants, train, Delaware river, NJ and NY, and Route 84., Beds Description: 2+Bed1st, Baths: 2 Bath Lev 1, Sewer: WS Comm Central

3. 2017-09-07
   listed $34,900 481-char remark

   Show marketing remark (481 chars)

   Looks are deceiving. Surprise will be yours when you walk into this 2 bedroom, 2 bath home featuring large eat-in kitchen with plenty of counter and cabinet space, spacious living room, master suite with remodeled bathroom, laundry room, plenty of closet space, central air, and covered porch to sit and relax on. Great location - close to stores, restaurants, train, Delaware river, NJ and NY, and Route 84., Beds Description: 2+Bed1st, Baths: 2 Bath Lev 1, Sewer: WS Comm Central

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $636 · $53/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$392/yr (+$33/mo · 61.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 17 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: $23,302
• − Mortgage interest: −$5,036
• − Property taxes: −$636
• − Insurance: −$450
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − Depreciation: −$2,615
• Taxable income: $10,837
• Est. tax owed @ 24.0%: −$2,601
• After-tax cash flow: $9,065/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 — Milford

• Score: 79/100
• State rank: #255
• US rank: #2230

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pike County · 15,799 people
• City population: 15,799
• 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

-14.0% since first listed

2 events — show timeline

• 2017-09-29 Sold (MLS) $30,000 PWMLS
• 2017-09-07 Listed $34,900 PWMLS

Property tax history

+1.1%/yr

Latest (2026): $636 · +3.0% YoY. Source: county tax records.