36 Bent Bow Path · Lehigh, PA 18424

$60,000

1 bd · 1.0 ba · 500 sqft · Other · 372 Days on market

Built 1985 0.46 ac lot $32/mo HOA · 3% 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 +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Seller is motivated! Found his new nest and is ready to share his luck with you!! Hunter's Paradise, Family Vacation Compound or Year Round Living! This double lot has 3 Travel trailers, shed and lean to. Circular driveway Access to Thousands of Acres of State Gamelands. For the Avid Fisherman, the Lehigh River and Gouldsboro Lake are just Minutes Away! If more Space or More Beds are on your wish list, this property adjoins MLS # SC-252410 Make an offer on Both and Spread out on Nearly 1.5 Acres! Contact agent for details.

Key facts

• Gouldsboro lake
• Lehigh river
• Double lot

Tags

• DOUBLE LOT
• CIRCULAR DRIVEWAY
• STATE GAMELANDS
• LEHIGH RIVER
• GOULDSBORO LAKE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• North Pocono SD (rural): math 45% / reading 71% proficiency, ranked #82 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 299 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($415 loan paydown + $5k appreciation (8.4% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 372 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $60k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 372 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.78% ✓
• Cap rate: 15.57%
• Cash-on-cash: 33.12%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 47.3%
• Equity multiple: 4.33×
• Total profit: $56,001
• Equity at exit: $47,454

10-year hold

• IRR: 42.2%
• Equity multiple: 9.37×
• Total profit: $140,653
• Equity at exit: $96,037

Cash invested: $16,800 (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 18424

• Home prices YoY: 2.2%
• Active inventory: 299
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,071 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$11 /mo · $128/yr
• Insurance: −$25
• HOA: −$32
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $464

Break-even live

Break-even rent $484

Max offer price $60,000

Occupancy floor 52%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 19 events

1. 2026-06-18
   days on market $60,000 Active 372 DOM
2. 2026-06-17
   days on market $60,000 Active 371 DOM
3. 2026-06-16
   days on market $60,000 Active 370 DOM
4. 2026-06-15
   days on market $60,000 Active 369 DOM
5. 2026-06-14
   days on market $60,000 Active 367 DOM
6. 2026-06-08
   days on market $60,000 Active 366 DOM
7. 2026-06-07
   days on market $60,000 Active 365 DOM
8. 2026-06-02
   days on market $60,000 Active 360 DOM
9. 2026-06-01
   days on market $60,000 Active 359 DOM
10. 2026-05-31
    days on market $60,000 Active 358 DOM
11. 2026-05-30
    days on market $60,000 Active 357 DOM
12. 2025-12-08
    status Active 537-char remark

    Show marketing remark (537 chars)

    This Seller is motivated! Found his new nest and is ready to share his luck with you!! Hunter's Paradise, Family Vacation Compound or Year Round Living! This double lot has 3 Travel trailers, shed and lean to. Circular driveway Access to Thousands of Acres of State Gamelands. For the Avid Fisherman, the Lehigh River and Gouldsboro Lake are just Minutes Away! If more Space or More Beds are on your wish list, this property adjoins MLS # SC-252410 Make an offer on Both and Spread out on Nearly 1.5 Acres! Contact agent for details.

13. 2025-12-08
    price $60,000 537-char remark

    Show marketing remark (537 chars)

    This Seller is motivated! Found his new nest and is ready to share his luck with you!! Hunter's Paradise, Family Vacation Compound or Year Round Living! This double lot has 3 Travel trailers, shed and lean to. Circular driveway Access to Thousands of Acres of State Gamelands. For the Avid Fisherman, the Lehigh River and Gouldsboro Lake are just Minutes Away! If more Space or More Beds are on your wish list, this property adjoins MLS # SC-252410 Make an offer on Both and Spread out on Nearly 1.5 Acres! Contact agent for details.

14. 2025-06-30
    price $70,000 537-char remark

    Show marketing remark (537 chars)

    This Seller is motivated! Found his new nest and is ready to share his luck with you!! Hunter's Paradise, Family Vacation Compound or Year Round Living! This double lot has 3 Travel trailers, shed and lean to. Circular driveway Access to Thousands of Acres of State Gamelands. For the Avid Fisherman, the Lehigh River and Gouldsboro Lake are just Minutes Away! If more Space or More Beds are on your wish list, this property adjoins MLS # SC-252410 Make an offer on Both and Spread out on Nearly 1.5 Acres! Contact agent for details.

15. 2025-05-12
    listed $75,000 Active 537-char remark

    Show marketing remark (537 chars)

    This Seller is motivated! Found his new nest and is ready to share his luck with you!! Hunter's Paradise, Family Vacation Compound or Year Round Living! This double lot has 3 Travel trailers, shed and lean to. Circular driveway Access to Thousands of Acres of State Gamelands. For the Avid Fisherman, the Lehigh River and Gouldsboro Lake are just Minutes Away! If more Space or More Beds are on your wish list, this property adjoins MLS # SC-252410 Make an offer on Both and Spread out on Nearly 1.5 Acres! Contact agent for details.

16. 2009-11-27
    soldstatus $18,000 376-char remark

    Show marketing remark (376 chars)

    Easy to reach but hard to leave. .. this weekend getaway or full time home is conveniently located close to shopping, restraunt with fun park, interstate highway, lakes, and state parks. This home has a double lot . ., Baths: 1 Bath Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 826.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Sewer Comm Central: Y, SqFt Fin - 2nd: 0.00

17. 2009-08-03
    soldstatus $7,125
18. 2005-06-13
    soldstatus $6,370
19. 1990-12-14
    soldstatus $35,058

ⓘ 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: $128 · $11/mo
• Projected year-2 tax: $538 · $45/mo
• Expected delta: +$410/yr (+$34/mo · 319.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 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: $12,851
• − Mortgage interest: −$3,361
• − Property taxes: −$128
• − Insurance: −$300
• − Repairs & maintenance: −$1,028
• − Management: −$1,028
• − HOA: −$384
• − Depreciation: −$1,745
• Taxable income: $4,876
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,394/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: North Pocono SD
• NCES district ID: 4217310
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 71% ▼ -2.00%
• Median HH income: $59,555
• Composite: 50.23/100
• National rank: #1894
• State rank: #82 of 539 in PA

Livability — Lehigh

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,076

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 5% Black 1%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1% Salvadoran 1%
• Common ancestry: Romanian 11% Iranian 6% Scotch-Irish 3%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.45%
• Current HPI: 399.903
• 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

8 events — show timeline

• 2025-12-08 Relisted — GSBR as distributed by MLS GRID
• 2025-12-08 Price Changed $60,000 GSBR as distributed by MLS GRID
• 2025-06-30 Price Changed $70,000 GSBR as distributed by MLS GRID
• 2025-05-12 Listed $75,000 GSBR as distributed by MLS GRID
• 2009-11-27 Sold (MLS) $18,000 GSBR as distributed by MLS GRID
• 2009-08-03 Sold (Public Records) $7,125 Public Records
• 2005-06-13 Sold (Public Records) $6,370 Public Records
• 1990-12-14 Sold (Public Records) $35,058 Public Records

Property tax history

+5.1%/yr

Latest (2026): $128 · +3.3% YoY. Source: county tax records.