1911 &1912 Pheasant Ln · Gold Key Lake, PA 18458

$52,000

2 bd · 1.0 ba · 900 sqft · Manufactured · 408 Days on market

Built 2015 Fair condition 8,712 sqft lot $58/sqft · 25% above area Est $42k · 25% over $327/mo HOA · 20% of rent

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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
• Appreciation +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

Listing remarks MLS

COME SEE THIS UNIQUE PROPERTY IN THE POCONO MOUNTAINS SITUATED ON 2 ADJOINING LOTS IN THE ACTIVE TRAILS ENDRECREATION PARK JUST MINUTES FROM THE HISTORICAL MILFORD, PA. This double lot includes 2 well maintained trailers with one having a large attached covered, open air deck and porch. Both trailers are equiped with kitchen appliances, nice bedrooms, bathrooms and laminate floors. Just Move right in! Perfect for your extra guests and family! Storage shed with tools, outdoor furniture and amazing Blue tooth home entertainment system. GOLF CART INCLUDED!!!! PRICED TO SELL!

Key facts

• Adjoining lots
• Golf cart included
• Unique property

Tags

• UNIQUE PROPERTY
• ADJOINING LOTS
• LARGE ATTACHED COVERED DECK
• GOLF CART INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $52k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 5.9% in Gold Key Lake — 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 (#789 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools 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.
• Market conditions: 112 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($360 loan paydown + $5k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $18k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.10% ✓
• Cap rate: 19.84%
• Cash-on-cash: 48.40%
• DSCR: 3.15
• GRM: 2.7

CMA / ARV

• ARV (median comp): $41,738
• List price: $52,000
• Delta: 24.59%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.4%
• Equity multiple: 5.53×
• Total profit: $65,948
• Equity at exit: $46,846

10-year hold

• IRR: 56.0%
• Equity multiple: 12.35×
• Total profit: $165,242
• Equity at exit: $101,025

Cash invested: $14,560 (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 18458

• Home prices YoY: 13.2%
• Active inventory: 112
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,612 medium
• Mortgage (P&I): −$273
• Tax est. 1.5%: −$65 /mo · $780/yr
• Insurance: −$22
• HOA: −$327
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $587

Break-even live

Break-even rent $869

Max offer price $52,000

Occupancy floor 59%

Sensitivity live

Price	-10% $623	-5% $605	+0% $587	+5% $569	+10% $551
Rent	-10% $460	-5% $524	+0% $587	+5% $651	+10% $715
Rate	-1.0pp $613	-0.5pp $600	base $587	+0.5pp $574	+1.0pp $560

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 21 events

1. 2026-06-18
   days on market $52,000 Active 408 DOM
2. 2026-06-17
   days on market $52,000 Active 407 DOM
3. 2026-06-16
   days on market $52,000 Active 406 DOM
4. 2026-06-15
   days on market $52,000 Active 405 DOM
5. 2026-06-13
   days on market $52,000 Active 403 DOM
6. 2026-06-13
   days on market $52,000 Active 402 DOM
7. 2026-06-09
   days on market $52,000 Active 399 DOM
8. 2026-06-08
   days on market $52,000 Active 398 DOM
9. 2026-06-07
   days on market $52,000 Active 397 DOM
10. 2026-06-04
    pricedays on market $52,000 Active 394 DOM
11. 2026-06-03
    days on market $59,900 Active 393 DOM
12. 2026-06-02
    days on market $59,900 Active 392 DOM
13. 2026-06-01
    days on market $59,900 Active 391 DOM
14. 2026-05-31
    days on market $59,900 Active 390 DOM
15. 2025-05-28
    price $59,900 579-char remark

    Show marketing remark (579 chars)

    COME SEE THIS UNIQUE PROPERTY IN THE POCONO MOUNTAINS SITUATED ON 2 ADJOINING LOTS IN THE ACTIVE TRAILS ENDRECREATION PARK JUST MINUTES FROM THE HISTORICAL MILFORD, PA. This double lot includes 2 well maintained trailers with one having a large attached covered, open air deck and porch. Both trailers are equiped with kitchen appliances, nice bedrooms, bathrooms and laminate floors. Just Move right in! Perfect for your extra guests and family! Storage shed with tools, outdoor furniture and amazing Blue tooth home entertainment system. GOLF CART INCLUDED!!!! PRICED TO SELL!

16. 2025-05-06
    listed $69,900 Active 579-char remark

    Show marketing remark (579 chars)

    COME SEE THIS UNIQUE PROPERTY IN THE POCONO MOUNTAINS SITUATED ON 2 ADJOINING LOTS IN THE ACTIVE TRAILS ENDRECREATION PARK JUST MINUTES FROM THE HISTORICAL MILFORD, PA. This double lot includes 2 well maintained trailers with one having a large attached covered, open air deck and porch. Both trailers are equiped with kitchen appliances, nice bedrooms, bathrooms and laminate floors. Just Move right in! Perfect for your extra guests and family! Storage shed with tools, outdoor furniture and amazing Blue tooth home entertainment system. GOLF CART INCLUDED!!!! PRICED TO SELL!

17. 2023-03-15
    soldstatus $35,000 Closed 733-char remark

    Show marketing remark (733 chars)

    TRAILS END TRAILER 400 FINISHED SQ FT WITH 400 SQ FT COVERED ATTACHED ENTERTAINING DECK ON 2 LOTS . 22 ACRES! This well maintained trailer home sleeps 4, with full bath, kitchen with propane stove and refrigerator, dining area, living room with sleep sofa, propane heat, and window A/C unit. Includes all furniture, utensils, silverware, some tools such as a weed wacker, rake, and chainsaw. Also included is a stereo, VCR/DVD Player and dehumidifier. AMENITIES INCLUDE POOLS, CAFETERIA, BAR, GAME ROOM, B-BALL COURTS, WALKING TRAILS, ACTIVITIES AND THIS RV CAMPSITE COMMUNITY HAS SECURITY AND DUES INCLUDE WATER, SEWER AND ELECTRIC!! JUST MINUTES TO DELAWARE RIVER, LAKE WALLENPAUPACK, BIG BEAR FOR SNOW SKIING, AND SHOHOLA FALLS!!

18. 2023-03-01
    status Pending 733-char remark

    Show marketing remark (733 chars)

    TRAILS END TRAILER 400 FINISHED SQ FT WITH 400 SQ FT COVERED ATTACHED ENTERTAINING DECK ON 2 LOTS . 22 ACRES! This well maintained trailer home sleeps 4, with full bath, kitchen with propane stove and refrigerator, dining area, living room with sleep sofa, propane heat, and window A/C unit. Includes all furniture, utensils, silverware, some tools such as a weed wacker, rake, and chainsaw. Also included is a stereo, VCR/DVD Player and dehumidifier. AMENITIES INCLUDE POOLS, CAFETERIA, BAR, GAME ROOM, B-BALL COURTS, WALKING TRAILS, ACTIVITIES AND THIS RV CAMPSITE COMMUNITY HAS SECURITY AND DUES INCLUDE WATER, SEWER AND ELECTRIC!! JUST MINUTES TO DELAWARE RIVER, LAKE WALLENPAUPACK, BIG BEAR FOR SNOW SKIING, AND SHOHOLA FALLS!!

19. 2023-02-28
    status Active 733-char remark

    Show marketing remark (733 chars)

    TRAILS END TRAILER 400 FINISHED SQ FT WITH 400 SQ FT COVERED ATTACHED ENTERTAINING DECK ON 2 LOTS . 22 ACRES! This well maintained trailer home sleeps 4, with full bath, kitchen with propane stove and refrigerator, dining area, living room with sleep sofa, propane heat, and window A/C unit. Includes all furniture, utensils, silverware, some tools such as a weed wacker, rake, and chainsaw. Also included is a stereo, VCR/DVD Player and dehumidifier. AMENITIES INCLUDE POOLS, CAFETERIA, BAR, GAME ROOM, B-BALL COURTS, WALKING TRAILS, ACTIVITIES AND THIS RV CAMPSITE COMMUNITY HAS SECURITY AND DUES INCLUDE WATER, SEWER AND ELECTRIC!! JUST MINUTES TO DELAWARE RIVER, LAKE WALLENPAUPACK, BIG BEAR FOR SNOW SKIING, AND SHOHOLA FALLS!!

20. 2023-02-09
    status Pending 733-char remark

    Show marketing remark (733 chars)

    TRAILS END TRAILER 400 FINISHED SQ FT WITH 400 SQ FT COVERED ATTACHED ENTERTAINING DECK ON 2 LOTS . 22 ACRES! This well maintained trailer home sleeps 4, with full bath, kitchen with propane stove and refrigerator, dining area, living room with sleep sofa, propane heat, and window A/C unit. Includes all furniture, utensils, silverware, some tools such as a weed wacker, rake, and chainsaw. Also included is a stereo, VCR/DVD Player and dehumidifier. AMENITIES INCLUDE POOLS, CAFETERIA, BAR, GAME ROOM, B-BALL COURTS, WALKING TRAILS, ACTIVITIES AND THIS RV CAMPSITE COMMUNITY HAS SECURITY AND DUES INCLUDE WATER, SEWER AND ELECTRIC!! JUST MINUTES TO DELAWARE RIVER, LAKE WALLENPAUPACK, BIG BEAR FOR SNOW SKIING, AND SHOHOLA FALLS!!

21. 2021-07-26
    listed $35,000 Active 733-char remark

    Show marketing remark (733 chars)

    TRAILS END TRAILER 400 FINISHED SQ FT WITH 400 SQ FT COVERED ATTACHED ENTERTAINING DECK ON 2 LOTS . 22 ACRES! This well maintained trailer home sleeps 4, with full bath, kitchen with propane stove and refrigerator, dining area, living room with sleep sofa, propane heat, and window A/C unit. Includes all furniture, utensils, silverware, some tools such as a weed wacker, rake, and chainsaw. Also included is a stereo, VCR/DVD Player and dehumidifier. AMENITIES INCLUDE POOLS, CAFETERIA, BAR, GAME ROOM, B-BALL COURTS, WALKING TRAILS, ACTIVITIES AND THIS RV CAMPSITE COMMUNITY HAS SECURITY AND DUES INCLUDE WATER, SEWER AND ELECTRIC!! JUST MINUTES TO DELAWARE RIVER, LAKE WALLENPAUPACK, BIG BEAR FOR SNOW SKIING, AND SHOHOLA FALLS!!

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 14 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: $19,346
• − Mortgage interest: −$2,913
• − Property taxes: −$780
• − Insurance: −$260
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − HOA: −$3,924
• − Depreciation: −$1,513
• Taxable income: $6,861
• Est. tax owed @ 24.0%: −$1,647
• After-tax cash flow: $5,400/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

Fair 45/100 Moderate rehab

This property is in fair condition with moderate repairs and maintenance needed. Upgrading the kitchen and bathroom, painting the exterior, and improving the landscaping would significantly increase its value.

Repairs flagged

• Minor Paint — Painted walls show some wear.
• Minor Siding — Siding shows some discoloration and wear.
• Moderate Kitchen cabinets — Dated cabinetry and countertops need updating.
• Moderate Bathroom fixtures — Standard fixtures need updating for a more modern look.
• Moderate Exterior paint — Siding shows some discoloration and wear.
• Moderate Landscaping — Natural setting could benefit from some landscaping improvements to enhance curb appeal.

Value-add opportunities

• Both Update kitchen cabinets and countertops — Modernizing the kitchen will appeal to both buyers and renters.
• Both Replace bathroom fixtures with modern ones — Modernizing the bathroom will appeal to both buyers and renters.
• Both Paint exterior siding — Fresh paint will improve curb appeal and the home's overall appearance.
• Both Landscaping improvements — A well-maintained landscape will enhance the home's curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Painted walls show some wear.	Minor	$500–3,000
Siding · Siding shows some discoloration and wear.	Minor	$500–3,000
Kitchen cabinets · Dated cabinetry and countertops need updating.	Moderate	$3,000–15,000
Bathroom fixtures · Standard fixtures need updating for a more modern look.	Moderate	$3,000–15,000
Exterior paint · Siding shows some discoloration and wear.	Moderate	$3,000–15,000
Landscaping · Natural setting could benefit from some landscaping improvements to enhance curb appeal.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$13,000–66,000

Value-add ROI direction

• Both Update kitchen cabinets and countertops — Modernizing the kitchen will appeal to both buyers and renters. ↑
• Both Replace bathroom fixtures with modern ones — Modernizing the bathroom will appeal to both buyers and renters. ↑
• Both Paint exterior siding — Fresh paint will improve curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — A well-maintained landscape will enhance the home's curb appeal and attract more potential buyers and renters. ↑

ⓘ 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 — 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

• Population (ZIP): 3,576

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 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: ▲ 31.80%
• Current HPI: 272.6294
• 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

+71.1% since first listed

7 events — show timeline

• 2025-05-28 Price Changed $59,900 PWMLS
• 2025-05-06 Listed $69,900 PWMLS
• 2023-03-15 Sold (MLS) $35,000 PWMLS
• 2023-03-01 Pending — PWMLS
• 2023-02-28 Relisted — PWMLS
• 2023-02-09 Pending — PWMLS
• 2021-07-26 Listed $35,000 PWMLS