101 Opussum Ln · Gold Key Lake, PA 18458

$35,900

1 bd · 1.0 ba · 400 sqft · SingleFamily · 58 Days on market

Built 1985 Fair condition 4,356 sqft lot $90/sqft · 7% above area Est $34k · 7% over $163/mo HOA · 13% 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
• ARV discount +4.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks MLS

This clean, well maintained vacation RV is situated perfectly on corner lot with 2 driveways and a shed. Plenty of room and parking for family get togethers. On a very quiet, nicely shaded street in Trails End, you are still close enough to walk to the pool and all other amenities. This trailer features an oversized master bedroom, a bunk room for 2, nice big kitchen/living room, and a bath. Priced to sell, come take a look!!!!

Key facts

• Hot water heater
• Private oasis
• Deck

Tags

• CORNER LOT
• DECK
• CIRCULAR DRIVEWAY
• PRIVATE OASIS
• NEW ROOF
• HOT WATER HEATER

Property features AI

Finance

• Other: Lot is cleared, level, corner lot; road surfaces are gravel and paved on a private maintained road; lot dimensions approx. 25 x 100 x 35 x 103 (0.1 acre); Directions: Through guard gate to left on Clubhouse Drive. Go to stop sign. Make right onto Shohola Parkway. First right is Opossum. Site can be accessed on either street; Subdivision: Trails End
• HOA & community: Homeowners association with amenities including clubhouse, pool, recreation facilities, recreation room, playground, basketball court, shuffleboard court, trails, party and meeting rooms, trash service, and electricity; Annual association fee ($1,961); one-time fee $981; equivalent to about $163.42/month; Association fees include electricity, sewer, water, and trash

Exterior

• Parking: 5 open parking spaces (driveway)
• Security: 24-hour security; Security guard; Gated community with guard
• Utilities: Cable available; Electricity connected; Water connected; Sewer connected (public sewer)
• Home design: Manufactured home; One story; Property is attached; Used for recreational purposes; Commercial zoning
• Construction: Aluminum siding; Asbestos shingle roof
• Exterior features: Fire pit; Deck; Shed(s); Has view

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 1 room total
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Gas oven; Refrigerator; Carpet and laminate flooring; Has heating (propane)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $36k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $35k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.7% vs local median 6.1% 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: 115 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 $4k of equity ($248 loan paydown + $4k 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, 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 58 days — a 3% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 $34,823 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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. 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. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 25.71%
• Cash-on-cash: 69.34%
• DSCR: 4.09
• GRM: 2.4

CMA / ARV

• ARV (median comp): $33,628
• List price: $35,900
• Delta: 6.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3209 Chickasaw Ln Unit 3209 Chickasaw Lane	0.07mi	1/1.0	400 (0%)	22mo	$31,000	$78	78
121 Woodpecker Ln	0.35mi	1/1.0	400 (0%)	6mo	$71,500	$179	78
200 Shohola Ln	0.32mi	1/1.0	400 (0%)	9mo	$49,900	$125	78
112 Aztec Dr	0.33mi	1/1.0	400 (0%)	9mo	$42,000	$105	77
154 Navajo Ln Lot 3312	0.15mi	1/1.0	400 (0%)	20mo	$49,000	$123	76
124 Mohican Dr	0.60mi	2/1.0 (+1)	400 (0%)	2mo	$65,000	$163	66
4122 Apache Ln	0.41mi	1/1.0	380 (-5%)	9mo	$50,000	$132	65
Lot 4122 Apache Dr Lot 4122 Apache Drive	0.37mi	1/1.0	380 (-5%)	23mo	$46,500	$122	56
126 Pequest Rd	0.40mi	1/1.0	350 (-12%)	9mo	$33,000	$94	53
151 Crow Ln Lot 4624	0.72mi	2/1.0 (+1)	400 (0%)	16mo	$34,000	$85	48
1128 Squirrel Ln Unit 1128 Squirrel Lane	0.11mi	2/1.0 (+1)	340 (-15%)	21mo	$26,000	$76	47

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: 80.5%
• Equity multiple: 6.64×
• Total profit: $56,663
• Equity at exit: $32,342

10-year hold

• IRR: 74.8%
• Equity multiple: 14.73×
• Total profit: $138,010
• Equity at exit: $69,746

Cash invested: $10,052 (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: 115
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$188
• Tax est. 1.5%: −$45 /mo · $538/yr
• Insurance: −$15
• HOA: −$163
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $581

Break-even live

Break-even rent $520

Max offer price $35,900

Occupancy floor 49%

Sensitivity live

Price	-10% $606	-5% $593	+0% $581	+5% $568	+10% $556
Rent	-10% $482	-5% $531	+0% $581	+5% $630	+10% $680
Rate	-1.0pp $599	-0.5pp $590	base $581	+0.5pp $572	+1.0pp $562

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $163 · $1,956/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $35,900 Active 58 DOM
2. 2026-06-18
   days on market $35,900 Active 55 DOM
3. 2026-06-17
   days on market $35,900 Active 54 DOM
4. 2026-06-16
   days on market $35,900 Active 53 DOM
5. 2026-06-15
   days on market $35,900 Active 52 DOM
6. 2026-06-13
   days on market $35,900 Active 50 DOM
7. 2026-06-13
   days on market $35,900 Active 49 DOM
8. 2026-06-09
   days on market $35,900 Active 46 DOM
9. 2026-06-08
   days on market $35,900 Active 45 DOM
10. 2026-06-07
    days on market $35,900 Active 44 DOM
11. 2026-06-04
    days on market $35,900 Active 41 DOM
12. 2026-06-03
    days on market $35,900 Active 40 DOM
13. 2026-06-02
    days on market $35,900 Active 39 DOM
14. 2026-06-01
    days on market $35,900 Active 38 DOM
15. 2026-05-31
    days on market $35,900 Active 37 DOM
16. 2026-04-24
    listed $35,900 Active 621-char remark
17. 2020-03-29
    soldstatus 431-char remark

    Show marketing remark (431 chars)

    This clean, well maintained vacation RV is situated perfectly on corner lot with 2 driveways and a shed. Plenty of room and parking for family get togethers. On a very quiet, nicely shaded street in Trails End, you are still close enough to walk to the pool and all other amenities. This trailer features an oversized master bedroom, a bunk room for 2, nice big kitchen/living room, and a bath. Priced to sell, come take a look!!!!

18. 2019-12-17
    listed $19,500 431-char remark

    Show marketing remark (431 chars)

    This clean, well maintained vacation RV is situated perfectly on corner lot with 2 driveways and a shed. Plenty of room and parking for family get togethers. On a very quiet, nicely shaded street in Trails End, you are still close enough to walk to the pool and all other amenities. This trailer features an oversized master bedroom, a bunk room for 2, nice big kitchen/living room, and a bath. Priced to sell, come take a look!!!!

ⓘ 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 5% 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: $15,067
• − Mortgage interest: −$2,011
• − Property taxes: −$538
• − Insurance: −$180
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − HOA: −$1,956
• − Depreciation: −$1,044
• Taxable income: $6,927
• Est. tax owed @ 24.0%: −$1,662
• After-tax cash flow: $5,307/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 40/100 Moderate rehab

This mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, flooring, and interior walls. Upgrades in these areas will significantly enhance the home's resale and rental potential.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Moderate exterior siding — rusty and worn
• Major flooring — worn and outdated carpet
• Major interior walls — dated wallpaper
• Major landscaping — bare ground and sparse trees

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the kitchen and adds value
• Resale new bathroom fixtures — updates the bathroom and adds value
• Resale new flooring — modernizes the living space and adds value
• Both paint interior walls — updates the interior and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior siding · rusty and worn	Moderate	$3,000–15,000
flooring · worn and outdated carpet	Major	$15,000–50,000
interior walls · dated wallpaper	Major	$15,000–50,000
landscaping · bare ground and sparse trees	Major	$15,000–50,000
Total estimated repair cost · 6 items		$78,000–265,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the kitchen and adds value ↑
• Resale new bathroom fixtures — updates the bathroom and adds value ↑
• Resale new flooring — modernizes the living space and adds value ↑
• Both paint interior walls — updates the interior and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ 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

+84.1% since first listed

3 events — show timeline

• 2026-04-24 Listed $35,900 PWMLS
• 2020-03-29 Sold (MLS) — PWMLS
• 2019-12-17 Listed $19,500 PWMLS