396 Park Rd · Birchwood Lakes, PA 18328

$335,000

3 bd · 2.0 ba · 1,904 sqft · SingleFamily public records · 40 Days on market

Built 2020 Good condition 2.24 ac lot $176/sqft · 16% below area Est $399k · 16% under

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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 +15.2/30.0
• ARV discount +14.7/15.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

If you've been looking for something that feels new without the wait, this 2020-built home on 2.24 acres in Dingmans Ferry is worth a look. You're about 20 minutes to New Jersey and around 90 minutes to New York City, so it's an easy balance of convenience and space. Inside, you'll find four generously sized bedrooms, including a primary suite with a soaking tub that feels like your own private escape, plus a wood burning fireplace that makes the main living space feel warm and inviting. The home runs on 200 amp service and is already set up so you can add cooling to the existing furnace system if you choose. Everything was done in 2020, so you're walking into a home that still feels fresh, and with no HOA you have the freedom to actually use your property the way you want. A home warranty is included, making this an easy next step for someone ready to settle into a place that simply feels right.

Key facts

• Home warranty
• 2020 built home
• No hoa

Tags

• 2020 BUILT HOME
• 2.24 ACRES
• WOOD BURNING FIREPLACE
• NO HOA
• HOME WARRANTY

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No community features listed

Exterior

• Parking: Driveway parking; 6 parking spaces (all open)
• Utilities: Well water; Septic tank; 200+ amp electric service; Propane available; natural gas not available; Electricity connected
• Home design: Single family residence (Residential); Built in 2020; Permanent slab foundation
• Construction: Vinyl siding; Asphalt and wood roof
• Exterior features: Patio; Other exterior features; Level and wooded lot; Public maintained paved city street frontage

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator; Eat-in kitchen layout; Breakfast bar
• Bedrooms: 4 bedrooms (including a primary bedroom)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating; Hot water heating; No central air conditioning
• Interior features: Open floorplan; Breakfast bar; Eat-in kitchen; Chandelier; Has one wood-burning stone fireplace located in the living room; 9 total rooms
• Laundry & utility: Main level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $335k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (10.4% below list).
• Recommended offer: $300k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.6% in Birchwood 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 61/100 on livability (#1,407 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment 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.
• Zoned schools: Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL).
• Zoned-school proficiency averages 76% at this address vs 54% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Delaware Valley SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 213 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k 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 $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000 (10.4% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.90% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (median comp): $399,239
• List price: $335,000
• Delta: -16.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Lake Shore Dr	0.34mi	3/2.0	1,800 (-6%)	10mo	$460,000	$256	66
108 Lakeshore Dr N	0.27mi	3/2.0	1,744 (-8%)	12mo	$497,500	$285	63
148 Lake Shore Dr	0.51mi	3/2.0	2,112 (+11%)	3mo	$400,000	$189	55
106 Carol Ct	0.54mi	3/2.0	2,000 (+5%)	20mo	$227,500	$114	49
110 Stag Ln	0.56mi	3/3.0	2,124 (+12%)	11mo	$280,000	$132	42
138 Fawn Lake Dr	0.51mi	3/1.5	1,680 (-12%)	16mo	$345,000	$205	42
213 Myck Rd	0.75mi	3/2.5	2,150 (+13%)	12mo	$300,888	$140	31

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $189,731
• Equity at exit: $301,795

10-year hold

• IRR: 22.3%
• Equity multiple: 6.90×
• Total profit: $553,026
• Equity at exit: $650,831

Cash invested: $93,800 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$359 /mo · $4,313/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $114

Break-even live

Break-even rent $2,855

Max offer price $335,000

Occupancy floor 91%

Sensitivity live

Price	-10% $304	-5% $209	+0% $114	+5% $19	+10% $-75
Rent	-10% $-123	-5% $-4	+0% $114	+5% $233	+10% $351
Rate	-1.0pp $283	-0.5pp $199	base $114	+0.5pp $27	+1.0pp $-61

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
368 Wild Acres Dr Dingmans Ferry, PA	4.0	3.0	2262	$3,000	$1.33	0d	1	1.06mi

Listing history 4 events

1. 2026-06-01
   status $335,000 Pending 40 DOM

   Show marketing remark (909 chars)

   If you've been looking for something that feels new without the wait, this 2020-built home on 2.24 acres in Dingmans Ferry is worth a look. You're about 20 minutes to New Jersey and around 90 minutes to New York City, so it's an easy balance of convenience and space. Inside, you'll find four generously sized bedrooms, including a primary suite with a soaking tub that feels like your own private escape, plus a wood burning fireplace that makes the main living space feel warm and inviting. The home runs on 200 amp service and is already set up so you can add cooling to the existing furnace system if you choose. Everything was done in 2020, so you're walking into a home that still feels fresh, and with no HOA you have the freedom to actually use your property the way you want. A home warranty is included, making this an easy next step for someone ready to settle into a place that simply feels right.

2. 2026-05-31
   days on market $335,000 Active 40 DOM
3. 2026-04-24
   listed $335,000 Active 909-char remark

   Show marketing remark (909 chars)

   If you've been looking for something that feels new without the wait, this 2020-built home on 2.24 acres in Dingmans Ferry is worth a look. You're about 20 minutes to New Jersey and around 90 minutes to New York City, so it's an easy balance of convenience and space. Inside, you'll find four generously sized bedrooms, including a primary suite with a soaking tub that feels like your own private escape, plus a wood burning fireplace that makes the main living space feel warm and inviting. The home runs on 200 amp service and is already set up so you can add cooling to the existing furnace system if you choose. Everything was done in 2020, so you're walking into a home that still feels fresh, and with no HOA you have the freedom to actually use your property the way you want. A home warranty is included, making this an easy next step for someone ready to settle into a place that simply feels right.

4. 2026-04-21
   listed $335,000 Active 909-char remark

ⓘ 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: $4,313 · $359/mo
• Projected year-2 tax: $4,803 · $400/mo
• Expected delta: +$490/yr (+$41/mo · 11.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°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: $36,000
• − Mortgage interest: −$18,765
• − Property taxes: −$4,313
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$9,745
• Taxable loss: −$4,259
• Est. tax savings @ 24.0%: +$1,022
• After-tax cash flow: $2,392/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 · 12 photos

Good 80/100 Cosmetic rehab

This 2020-built home offers a fresh and move-in-ready living experience with modern amenities and a well-maintained exterior.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both add cooling to furnace — increases comfort and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both add cooling to furnace — increases comfort and marketability ↑

ⓘ 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 — Birchwood Lakes

• Score: 61/100
• State rank: #1407
• US rank: #17785

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,061

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-01 Pending — PMAR
• 2026-06-01 Pending — GSBR as distributed by MLS GRID
• 2026-04-24 Listed $335,000 PMAR
• 2026-04-21 Listed $335,000 GSBR as distributed by MLS GRID

Property tax history

+2.5%/yr

Latest (2026): $4,313 · +1.5% YoY. Source: county tax records.