103 Pom Pom Ct · Gold Key Lake, PA 18337

$299,500

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 41 Days on market

Built 1988 0.43 ac lot $284/sqft · 93% above area Est $310k · at est. $125/mo HOA · 6% of rent

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Why this score? — see what drove the F 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).

• ARV discount +9.1/15.0
• Cash flow +7.8/30.0
• Schools +4.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED FOR QUICK SALE, OWNERS ARE MOVING! COME AND SEE THIS HOME, nestled on a quiet cul-de-sac, this 3BR, 2BA ranch offers peaceful outdoor living with multiple seating and play areas. The bright interior features skylights and an open-concept kitchen, living, and dining area--ideal for entertaining. Durable Pergo flooring runs throughout the main living spaces. One-level living makes this home perfect for families or those seeking convenience. A fully finished basement provides additional living space, storage, or a bonus room. Located in the amenity-filled Gold Key community, enjoy a 120-acre glacier-fed lake, playground, tennis andbasketball courts, and a year-round restaurant. Ideal as a primary residence, vacation getaway, or investmentproperty. Conveniently close to historic Milford Borough for shopping and dining, and just 90 minutes from NYC.

Key facts

• Open-concept kitchen
• Play areas
• Cul-de-sac

Tags

• CUL-DE-SAC
• OUTDOOR LIVING
• MULTIPLE SEATING AREAS
• PLAY AREAS
• SKYLIGHTS
• OPEN-CONCEPT KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-331 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.5% below list).
• Recommended offer: $223k (25.5% below list) — sets the bar for 1% rule.

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: 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; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $22k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $235k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $223,115 (25.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (median comp): $310,256
• List price: $299,500
• Delta: -3.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Kiel Rd	0.22mi	3/1.0	1,120 (+6%)	7mo	$285,000	$254	74
127 Slaymaker Rd	0.24mi	3/1.0	1,024 (-3%)	24mo	$222,000	$217	64
107 Bricker Rd	0.26mi	2/2.0 (-1)	1,056 (0%)	24mo	$250,000	$237	59
105 N Forrest Dr	0.49mi	2/1.0 (-1)	1,039 (-2%)	13mo	$235,000	$226	59
107 Redwood Rd	0.47mi	2/1.5 (-1)	1,152 (+9%)	4mo	$130,000	$113	52
120 Indian Pipe Ter	0.42mi	3/2.0	1,146 (+8%)	14mo	$292,490	$255	51
108 Gold Key Rd	0.51mi	2/1.0 (-1)	1,152 (+9%)	14mo	$201,000	$174	44
107 Hickory Rd	0.59mi	3/1.0	980 (-7%)	20mo	$235,000	$240	43
102 Bluejay Ct	0.32mi	2/1.0 (-1)	1,205 (+14%)	21mo	$254,000	$211	39
102 Dove Ct	0.61mi	2/1.0 (-1)	1,112 (+5%)	23mo	$213,000	$192	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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-69,545
• Equity at exit: $44,656

10-year hold

• IRR: -19.6%
• Equity multiple: -0.04×
• Total profit: $-87,483
• Equity at exit: $25,895

Cash invested: $83,860 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$273 /mo · $3,275/yr
• Insurance: −$125
• HOA: −$125
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-331

Break-even live

Break-even rent $2,650

Max offer price $241,084

Occupancy floor —

Sensitivity live

Price	-10% $-161	-5% $-246	+0% $-331	+5% $-415	+10% $-500
Rent	-10% $-507	-5% $-419	+0% $-331	+5% $-243	+10% $-154
Rate	-1.0pp $-180	-0.5pp $-255	base $-331	+0.5pp $-408	+1.0pp $-487

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: $74,875
• Closing costs: $8,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Buck Run Dr Milford, PA	2.0	1.0	1000	$1,700	$1.70	45d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 10 events

1. 2026-05-06
   price $299,500 872-char remark

   Show marketing remark (872 chars)

   PRICE REDUCED FOR QUICK SALE, OWNERS ARE MOVING! COME AND SEE THIS HOME, nestled on a quiet cul-de-sac, this 3BR, 2BA ranch offers peaceful outdoor living with multiple seating and play areas. The bright interior features skylights and an open-concept kitchen, living, and dining area--ideal for entertaining. Durable Pergo flooring runs throughout the main living spaces. One-level living makes this home perfect for families or those seeking convenience. A fully finished basement provides additional living space, storage, or a bonus room. Located in the amenity-filled Gold Key community, enjoy a 120-acre glacier-fed lake, playground, tennis andbasketball courts, and a year-round restaurant. Ideal as a primary residence, vacation getaway, or investmentproperty. Conveniently close to historic Milford Borough for shopping and dining, and just 90 minutes from NYC.

2. 2026-04-29
   price $308,500 872-char remark

   Show marketing remark (872 chars)

   PRICE REDUCED FOR QUICK SALE, OWNERS ARE MOVING! COME AND SEE THIS HOME, nestled on a quiet cul-de-sac, this 3BR, 2BA ranch offers peaceful outdoor living with multiple seating and play areas. The bright interior features skylights and an open-concept kitchen, living, and dining area--ideal for entertaining. Durable Pergo flooring runs throughout the main living spaces. One-level living makes this home perfect for families or those seeking convenience. A fully finished basement provides additional living space, storage, or a bonus room. Located in the amenity-filled Gold Key community, enjoy a 120-acre glacier-fed lake, playground, tennis andbasketball courts, and a year-round restaurant. Ideal as a primary residence, vacation getaway, or investmentproperty. Conveniently close to historic Milford Borough for shopping and dining, and just 90 minutes from NYC.

3. 2026-04-15
   listed $321,000 Active 872-char remark

   Show marketing remark (872 chars)

   PRICE REDUCED FOR QUICK SALE, OWNERS ARE MOVING! COME AND SEE THIS HOME, nestled on a quiet cul-de-sac, this 3BR, 2BA ranch offers peaceful outdoor living with multiple seating and play areas. The bright interior features skylights and an open-concept kitchen, living, and dining area--ideal for entertaining. Durable Pergo flooring runs throughout the main living spaces. One-level living makes this home perfect for families or those seeking convenience. A fully finished basement provides additional living space, storage, or a bonus room. Located in the amenity-filled Gold Key community, enjoy a 120-acre glacier-fed lake, playground, tennis andbasketball courts, and a year-round restaurant. Ideal as a primary residence, vacation getaway, or investmentproperty. Conveniently close to historic Milford Borough for shopping and dining, and just 90 minutes from NYC.

4. 2022-11-07
   soldstatus $235,000
5. 2022-10-28
   soldstatus $235,000 842-char remark

   Show marketing remark (842 chars)

   Welcome to your private Pocono oasis! Over multiple places to sit outside, soak in the sun, and listen to the water flow from not one but TWO different yard fountains. Perfectly private, this ranch home features 3 bedrooms, 2 bathrooms, massive front deck and enclosed back deck, numerous sky lights allowing natural light in. Open space allows the chef to be a part of all entertaining fun! Pergo floors throughout the kitchen, living, and dining room-great for high traffic areas! Basement is fully finished, with an extra room to use for storage! All located in sought after and amenity-filled Gold Key, 120-acre glacier-fed lake, playground, tennis and basketball courts, year-round restaurant, and much more!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 2, Eating Area: Dining Area, Beds Description: 2+Bed1st

6. 2022-10-28
   soldstatus $235,000 Closed

   Show marketing remark (842 chars)

   Welcome to your private Pocono oasis! Over multiple places to sit outside, soak in the sun, and listen to the water flow from not one but TWO different yard fountains. Perfectly private, this ranch home features 3 bedrooms, 2 bathrooms, massive front deck and enclosed back deck, numerous sky lights allowing natural light in. Open space allows the chef to be a part of all entertaining fun! Pergo floors throughout the kitchen, living, and dining room-great for high traffic areas! Basement is fully finished, with an extra room to use for storage! All located in sought after and amenity-filled Gold Key, 120-acre glacier-fed lake, playground, tennis and basketball courts, year-round restaurant, and much more!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 2, Eating Area: Dining Area, Beds Description: 2+Bed1st

7. 2022-09-04
   historical
8. 2022-07-22
   listed $235,000 842-char remark

   Show marketing remark (842 chars)

   Welcome to your private Pocono oasis! Over multiple places to sit outside, soak in the sun, and listen to the water flow from not one but TWO different yard fountains. Perfectly private, this ranch home features 3 bedrooms, 2 bathrooms, massive front deck and enclosed back deck, numerous sky lights allowing natural light in. Open space allows the chef to be a part of all entertaining fun! Pergo floors throughout the kitchen, living, and dining room-great for high traffic areas! Basement is fully finished, with an extra room to use for storage! All located in sought after and amenity-filled Gold Key, 120-acre glacier-fed lake, playground, tennis and basketball courts, year-round restaurant, and much more!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 2, Eating Area: Dining Area, Beds Description: 2+Bed1st

9. 2022-07-22
   listed $235,000

   Show marketing remark (842 chars)

   Welcome to your private Pocono oasis! Over multiple places to sit outside, soak in the sun, and listen to the water flow from not one but TWO different yard fountains. Perfectly private, this ranch home features 3 bedrooms, 2 bathrooms, massive front deck and enclosed back deck, numerous sky lights allowing natural light in. Open space allows the chef to be a part of all entertaining fun! Pergo floors throughout the kitchen, living, and dining room-great for high traffic areas! Basement is fully finished, with an extra room to use for storage! All located in sought after and amenity-filled Gold Key, 120-acre glacier-fed lake, playground, tennis and basketball courts, year-round restaurant, and much more!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 2 Bath Lev 2, Eating Area: Dining Area, Beds Description: 2+Bed1st

10. 1987-06-12
    soldstatus $7,000

ⓘ 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: $3,275 · $273/mo
• Projected year-2 tax: $4,003 · $334/mo
• Expected delta: +$729/yr (+$61/mo · 22.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $26,774
• − Mortgage interest: −$16,777
• − Property taxes: −$3,275
• − Insurance: −$1,498
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − HOA: −$1,500
• − Depreciation: −$8,713
• Taxable loss: −$9,272
• Est. tax savings @ 24.0%: +$2,225
• After-tax cash flow: $-1,743/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 — 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

• Census place: Gold Key Lake, PA
• 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

+4178.6% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $299,500 PWMLS
• 2026-04-29 Price Changed $308,500 PWMLS
• 2026-04-15 Listed $321,000 PWMLS
• 2022-11-07 Sold (Public Records) $235,000 Public Records
• 2022-10-28 Sold (MLS) $235,000 PWMLS
• 2022-10-28 Sold (MLS) $235,000 PWMLS
• 2022-09-04 Delisted — PWMLS
• 2022-07-22 Listed $235,000 PWMLS
• 2022-07-22 Listed $235,000 PWMLS
• 1987-06-12 Sold (Public Records) $7,000 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,275 · +1.5% YoY. Source: county tax records.