223 Five Mile Meadow Rd · Conashaugh Lakes, PA 18328

$80,000

1 bd · None ba · 680 sqft · SingleFamily · 18 Days on market

Built 1970 Fair condition $118/sqft · 13% above area Est $71k · 13% over

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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
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +1.5/15.0

Listing remarks MLS

Escape to your own priate Recreational cabin on State Forest Land. Come enjoy this charming log sided hunting cabin tucked deep in the woods. Surrounded by trees and the peaceful sounds of nature this property offers the perfect blend of seclusion and simplicity. Whesther your're an avid hunter, fisherman or outdoor enthusiast, or just looking for a quiet getaway, this cabin delivers. Inside, you'll find a cozy, rustic interior. The open living space provides room to relax while you warm up by the wood stove. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt or fish on State Game Lands. Close to water ways like Pickerel Lake, Porters Lake, Pecks Pond, Little Mud Pond, Twelvemile Pond, and Resica Falls to name a few.

Key facts

• Wood stove
• Cozy rustic interior
• Open living space

Tags

• RECREATIONAL CABIN
• STATE FOREST LAND
• LOG SIDED HUNTING CABIN
• COZY RUSTIC INTERIOR
• OPEN LIVING SPACE
• WOOD STOVE

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.1% 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.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 211 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 $9k of equity ($553 loan paydown + $8k 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $59k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $78,800 (1.5% below list)

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. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $70,555
• List price: $80,000
• Delta: 13.39%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Five Mile Meadow Rd	0.00mi	1/—	680 (0%)	0mo	$75,000	$110	100

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: 48.1%
• Equity multiple: 4.61×
• Total profit: $80,795
• Equity at exit: $72,070

10-year hold

• IRR: 41.9%
• Equity multiple: 10.32×
• Total profit: $208,715
• Equity at exit: $155,422

Cash invested: $22,400 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $584

Break-even live

Break-even rent $700

Max offer price $80,000

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-06
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Escape to your own priate Recreational cabin on State Forest Land. Come enjoy this charming log sided hunting cabin tucked deep in the woods. Surrounded by trees and the peaceful sounds of nature this property offers the perfect blend of seclusion and simplicity. Whesther your're an avid hunter, fisherman or outdoor enthusiast, or just looking for a quiet getaway, this cabin delivers. Inside, you'll find a cozy, rustic interior. The open living space provides room to relax while you warm up by the wood stove. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt or fish on State Game Lands. Close to water ways like Pickerel Lake, Porters Lake, Pecks Pond, Little Mud Pond, Twelvemile Pond, and Resica Falls to name a few.

2. 2026-04-28
   price $80,000 848-char remark

   Show marketing remark (848 chars)

   Escape to your own priate Recreational cabin on State Forest Land. Come enjoy this charming log sided hunting cabin tucked deep in the woods. Surrounded by trees and the peaceful sounds of nature this property offers the perfect blend of seclusion and simplicity. Whesther your're an avid hunter, fisherman or outdoor enthusiast, or just looking for a quiet getaway, this cabin delivers. Inside, you'll find a cozy, rustic interior. The open living space provides room to relax while you warm up by the wood stove. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt or fish on State Game Lands. Close to water ways like Pickerel Lake, Porters Lake, Pecks Pond, Little Mud Pond, Twelvemile Pond, and Resica Falls to name a few.

3. 2026-04-17
   listed $93,000 Active 848-char remark

   Show marketing remark (848 chars)

   Escape to your own priate Recreational cabin on State Forest Land. Come enjoy this charming log sided hunting cabin tucked deep in the woods. Surrounded by trees and the peaceful sounds of nature this property offers the perfect blend of seclusion and simplicity. Whesther your're an avid hunter, fisherman or outdoor enthusiast, or just looking for a quiet getaway, this cabin delivers. Inside, you'll find a cozy, rustic interior. The open living space provides room to relax while you warm up by the wood stove. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt or fish on State Game Lands. Close to water ways like Pickerel Lake, Porters Lake, Pecks Pond, Little Mud Pond, Twelvemile Pond, and Resica Falls to name a few.

4. 2024-10-18
   soldstatus $59,000 Closed 443-char remark

   Show marketing remark (443 chars)

   Cabin in the woods, literally! No running water but oh the peace and quiet you will get here. Enjoy this adorable cabin with a wood stove and composting toilet. This is the life. Recreational cabin on State Forest Land. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt on State Game Lands. This is the life! Dont wait!

5. 2024-09-25
   status Pending 443-char remark

   Show marketing remark (443 chars)

   Cabin in the woods, literally! No running water but oh the peace and quiet you will get here. Enjoy this adorable cabin with a wood stove and composting toilet. This is the life. Recreational cabin on State Forest Land. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt on State Game Lands. This is the life! Dont wait!

6. 2024-09-06
   listed $59,000 Active 443-char remark

   Show marketing remark (443 chars)

   Cabin in the woods, literally! No running water but oh the peace and quiet you will get here. Enjoy this adorable cabin with a wood stove and composting toilet. This is the life. Recreational cabin on State Forest Land. Must be approved by the State and live in PA as a resident. Snow Mobile in the winter on Five Mile Meadow Road and other trails. Quad on designated trails in the area. Hunt on State Game Lands. This is the life! Dont wait!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,271
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$2,327
• Taxable income: $6,099
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $5,546/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 log cabin requires moderate renovations, including painting, replacing appliances, and trimming vegetation, to improve its condition and value.

Repairs flagged

• Major Appliances — Old and worn
• Major Exterior siding — Weathered
• Major Interior walls/paint — Chipped and worn
• Major HVAC/mechanicals — No visible systems

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace appliances — Improves functionality and appeal
• Both Trim overgrown vegetation — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Old and worn	Major	$15,000–50,000
Exterior siding · Weathered	Major	$15,000–50,000
Interior walls/paint · Chipped and worn	Major	$15,000–50,000
HVAC/mechanicals · No visible systems	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace appliances — Improves functionality and appeal ↑
• Both Trim overgrown vegetation — Enhances curb appeal and property 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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 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

• Population (ZIP): 8,061

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+35.6% since first listed

6 events — show timeline

• 2026-05-06 Pending — PWMLS
• 2026-04-28 Price Changed $80,000 PWMLS
• 2026-04-17 Listed $93,000 PWMLS
• 2024-10-18 Sold (MLS) $59,000 PWMLS
• 2024-09-25 Pending — PWMLS
• 2024-09-06 Listed $59,000 PWMLS