123 Acres Of Diamonds Dr Lot 855 · Conashaugh Lakes, PA 18337

$53,900

1 bd · 1.0 ba · 700 sqft · Manufactured · 108 Days on market

Built 2001 Good condition 4,792 sqft lot $77/sqft · 10% below area Est $60k · 10% under $238/mo HOA · 15% of rent ↓ 8% since listing

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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
• ARV discount +12.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful, meticulous vacation home!! Spotless, and on a flat lot with a huge deck for your outdoor entertaining needs. Owner is adamant about keeping a clean home and picturesque setting. Trailer features high ceilings, wider than normal floorplan, and an unbelievable amount of storage!! Take a 2 minute walk to the breathtaking lake and sit and collect your thoughts with the beautiful scenery. This property is adorable, and makes a very comfy and cozy home that you will be proud to own. Brand new roof gives you peace of mind. Close to lake and your stored kayaks/canoes, and within walking distance to all amenities, which include mini golf, new pickleball courts, basketball, tennis, outdoor pool, lake access, clubhouse. WATER, SEWER & ELECTRIC INCLUDED IN DUES!! A great property that is a must see!!!

Key facts

• Brand new roof
• Huge deck
• High ceilings

Tags

• HUGE DECK
• HIGH CEILINGS
• WIDER THAN NORMAL FLOORPLAN
• UNBELIEVABLE AMOUNT OF STORAGE
• BRAND NEW ROOF
• LAKE ACCESS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $54k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $54k).
• Recommended offer: $49k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.1% vs local median 5.3% in Conashaugh 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 70/100 on livability (#786 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.
• Market conditions: 290 active listings in the ZIP; 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 $373 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Recommended offer $49,049 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% 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: 2.99% ✓
• Cap rate: 21.08%
• Cash-on-cash: 52.81%
• DSCR: 3.35
• GRM: 2.8

CMA / ARV

• ARV (median comp): $59,826
• List price: $53,900
• Delta: -9.91%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Doe Ln	0.38mi	2/1.0 (+1)	756 (+8%)	18mo	$62,500	$83	49
111 Black Cherry Dr	0.69mi	1/1.0	597 (-15%)	22mo	$61,000	$102	25

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: 51.0%
• Equity multiple: 3.24×
• Total profit: $33,735
• Equity at exit: $8,037

10-year hold

• IRR: 56.4%
• Equity multiple: 6.60×
• Total profit: $84,535
• Equity at exit: $4,660

Cash invested: $15,092 (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: 290
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$283
• Tax est. 1.5%: −$67 /mo · $808/yr
• Insurance: −$22
• HOA: −$238
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $664

Break-even live

Break-even rent $773

Max offer price $53,900

Occupancy floor 54%

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: $13,475
• Closing costs: $1,617
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $238 · $2,856/yr
• Likely covers: watersewerelectricpool

Listing history 16 events

1. 2026-06-18
   days on market $53,900 Active 108 DOM
2. 2026-06-17
   days on market $53,900 Active 107 DOM
3. 2026-06-16
   days on market $53,900 Active 106 DOM
4. 2026-06-15
   days on market $53,900 Active 105 DOM
5. 2026-06-13
   days on market $53,900 Active 103 DOM
6. 2026-06-13
   days on market $53,900 Active 102 DOM
7. 2026-06-09
   days on market $53,900 Active 99 DOM
8. 2026-06-08
   days on market $53,900 Active 98 DOM
9. 2026-06-07
   days on market $53,900 Active 97 DOM
10. 2026-06-04
    pricedays on market $53,900 Active 94 DOM
11. 2026-06-03
    days on market $59,900 Active 93 DOM
12. 2026-06-02
    days on market $59,900 Active 92 DOM
13. 2026-06-01
    days on market $59,900 Active 91 DOM
14. 2026-05-31
    days on market $59,900 Active 90 DOM
15. 2026-03-25
    price $59,900 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautiful, meticulous vacation home!! Spotless, and on a flat lot with a huge deck for your outdoor entertaining needs. Owner is adamant about keeping a clean home and picturesque setting. Trailer features high ceilings, wider than normal floorplan, and an unbelievable amount of storage!! Take a 2 minute walk to the breathtaking lake and sit and collect your thoughts with the beautiful scenery. This property is adorable, and makes a very comfy and cozy home that you will be proud to own. Brand new roof gives you peace of mind. Close to lake and your stored kayaks/canoes, and within walking distance to all amenities, which include mini golf, new pickleball courts, basketball, tennis, outdoor pool, lake access, clubhouse. WATER, SEWER & ELECTRIC INCLUDED IN DUES!! A great property that is a must see!!!

16. 2026-03-02
    listed $65,000 Active 833-char remark

    Show marketing remark (833 chars)

    Welcome to this beautiful, meticulous vacation home!! Spotless, and on a flat lot with a huge deck for your outdoor entertaining needs. Owner is adamant about keeping a clean home and picturesque setting. Trailer features high ceilings, wider than normal floorplan, and an unbelievable amount of storage!! Take a 2 minute walk to the breathtaking lake and sit and collect your thoughts with the beautiful scenery. This property is adorable, and makes a very comfy and cozy home that you will be proud to own. Brand new roof gives you peace of mind. Close to lake and your stored kayaks/canoes, and within walking distance to all amenities, which include mini golf, new pickleball courts, basketball, tennis, outdoor pool, lake access, clubhouse. WATER, SEWER & ELECTRIC INCLUDED IN DUES!! A great property that is a must see!!!

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $19,361
• − Mortgage interest: −$3,019
• − Property taxes: −$808
• − Insurance: −$270
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − HOA: −$2,856
• − Depreciation: −$1,568
• Taxable income: $7,742
• Est. tax owed @ 24.0%: −$1,858
• After-tax cash flow: $6,111/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 · 24 photos

Good 75/100 Cosmetic rehab

This vacation home is in good condition with a new roof and a spacious deck. However, it requires some cosmetic updates to the interior, such as painting and replacing worn cabinets, to fully maximize its resale or rental value.

Repairs flagged

• Major Kitchen cabinets — Worn and peeling
• Major Interior walls — Peeling paint

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and peeling	Major	$15,000–50,000
Interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑

ⓘ 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 — Conashaugh Lakes

• Score: 70/100
• State rank: #786
• US rank: #7924

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

-7.8% since first listed

2 events — show timeline

• 2026-03-25 Price Changed $59,900 PWMLS
• 2026-03-02 Listed $65,000 PWMLS