101 Livingston Ln · Conashaugh Lakes, PA 18337

$44,900

2 bd · 1.5 ba · 400 sqft · SingleFamily · 1 Days on market

Built 1989 Fair condition Est $40k · 12% over $233/mo HOA · 14% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +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 +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks

262 LIVINGSTON LANE ( 101 Livingston Lane) Rare 2 bedroom with 1.5 bath park model with a permanent screen room with two driveways on the campsite. Well maintained. Walk to the pools, lake, library and laundry. $44,900.00

Key facts

• Two driveways
• Walk to laundry
• Walk to library

Tags

• PERMANENT SCREEN ROOM
• TWO DRIVEWAYS
• WALK TO POOLS
• WALK TO LAKE
• WALK TO LIBRARY
• WALK TO LAUNDRY

Property features AI

Finance

• Financial info: Annual tax amount $240.91
• HOA & community: Homeowners association present; Association fee $2,800 annually (about $233.33/month)

Exterior

• Home design: Residential property; Vacation RV/Trailer subtype
• Construction: 400 above-grade finished area
• Exterior features: Located in the Lake Adventure subdivision; Directions: From the front gate turn left on Forest Glen Dr, left on Blue Aspen Dr, then immediate right on Livingston Lane; property is the second on the right with two driveways

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $45k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Cap rate 26.0% 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 $310 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $44,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.61% ✓
• Cap rate: 25.98%
• Cash-on-cash: 70.32%
• DSCR: 4.13
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $40,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Crescent Dr	0.10mi	2/1.0	392 (-2%)	8mo	$37,000	$94	83
120 Forest Glen Dr	0.31mi	3/1.0 (+1)	400 (0%)	0mo	$40,000	$100	78
154 Village Dr W	0.25mi	2/1.0	400 (0%)	10mo	$40,000	$100	78
114 Glenwood Landing Lndg	0.39mi	2/1.0	407 (+2%)	3mo	$36,457	$90	75
140 Blue Aspen Dr	0.12mi	2/1.0	350 (-12%)	9mo	$24,000	$69	64
102 Lake Dr N #1772	0.52mi	2/1.0	385 (-4%)	8mo	$91,500	$238	61
126 Deer Run	0.71mi	2/1.0	400 (0%)	10mo	$109,000	$273	57
131 Bobcat Dr	0.73mi	1/1.0 (-1)	399 (-0%)	4mo	$84,000	$211	56
104 Glenwood Lndg	0.41mi	1/1.0 (-1)	340 (-15%)	0mo	$11,000	$32	48
216 Village Dr W	0.52mi	2/1.0	345 (-14%)	6mo	$62,000	$180	45
121 Birchy Brook Dr	0.72mi	2/1.0	340 (-15%)	3mo	$36,000	$106	37
109 Bobcat Dr	0.64mi	1/1.0 (-1)	450 (+12%)	11mo	$38,500	$86	34

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: 70.0%
• Equity multiple: 4.17×
• Total profit: $39,813
• Equity at exit: $6,695

10-year hold

• IRR: 74.1%
• Equity multiple: 8.62×
• Total profit: $95,769
• Equity at exit: $3,882

Cash invested: $12,572 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$233
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $737

Break-even live

Break-even rent $688

Max offer price $44,900

Occupancy floor 50%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: pool

Listing history 2 events

1. 2026-06-18
   remarks 221-char remark
2. 2026-06-18
   listed $44,900 Active 1 DOM

ⓘ 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 · 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: $19,443
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$2,796
• − Depreciation: −$1,306
• Taxable income: $8,817
• Est. tax owed @ 24.0%: −$2,116
• After-tax cash flow: $6,724/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 requires significant repairs and renovations to improve its condition and increase its value. The kitchen and bathroom need major updates, the roof and siding are in poor condition, and the yard needs landscaping. Upgrading these areas will significantly increase both resale and rental value.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major roof shingles — visible damage and poor condition
• Major exterior siding — damaged and peeling
• Major windows — damaged and missing panes
• Major HVAC system — outdated and inefficient
• Major landscaping — overgrown and unkempt yard

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value
• Both roof replacement — replacing the roof will increase both resale and rental value
• Both exterior siding repair — repairing the siding will increase both resale and rental value
• Both window replacement — replacing the windows will increase both resale and rental value
• Both HVAC system upgrade — upgrading the HVAC system will increase both resale and rental value
• Both landscaping — landscaping the yard will increase both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
roof shingles · visible damage and poor condition	Major	$15,000–50,000
exterior siding · damaged and peeling	Major	$15,000–50,000
windows · damaged and missing panes	Major	$15,000–50,000
HVAC system · outdated and inefficient	Major	$15,000–50,000
landscaping · overgrown and unkempt yard	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both kitchen renovation — modernizing the kitchen will increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom will increase both resale and rental value ↑
• Both roof replacement — replacing the roof will increase both resale and rental value ↑
• Both exterior siding repair — repairing the siding will increase both resale and rental value ↑
• Both window replacement — replacing the windows will increase both resale and rental value ↑
• Both HVAC system upgrade — upgrading the HVAC system will increase both resale and rental value ↑
• Both landscaping — landscaping the yard will increase both resale and rental 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 — 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

1 event — show timeline

• 2026-06-15 Listed $44,900 PWMLS