116 Susan Ln · Pocono Woodland Lakes, PA 18458

$130,000

2 bd · 1.0 ba · 480 sqft · SingleFamily public records · 55 Days on market

Built 1970 8,712 sqft lot $271/sqft · 175% above area $71/mo HOA · 5% of rent

---

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 +22.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Knotty pine walls, cathedral ceiling, and a rustic stairway leading to a loft gives this cozy, two-bedroom, fixer-upper lots of charm and potential. This quaint space includes a screened-in porch and the adjoining lot. Take a short walk to Twin Lakes, the community's private lake, where you can boat, swim, fish, sail, or kayak. There are no motorboats allowed on this very clean, clear, natural glacial lake, which is known to be one of Pike County's most beautiful lakes. This is a perfect home for summer living or a weekend getaway.

Key facts

• Knotty pine walls
• Screened-in porch
• Natural glacial lake

Tags

• KNOTTY PINE WALLS
• CATHEDRAL CEILING
• RUSTIC STAIRWAY
• SCREENED-IN PORCH
• PRIVATE LAKE
• NATURAL GLACIAL LAKE

Property features AI

Finance

• Other: Vacant current use; Additional parcel recorded: 078.02-01-41 Lot 6 Blk 2 Sec 1
• HOA & community: Homeowners association with beach rights; Annual association fee of $850 (also shown as a one-time $850 fee); Approximate monthly equivalent of association fee: $70.83

Exterior

• Utilities: Propane for heating/stove
• Home design: Cabin; One story; Residential, single-family home; Property is attached; Vacation/seasonal subdivision: Sagamore Estates
• Construction: Asphalt roof; Built as a cabin; Above-grade finished area approximately 480
• Exterior features: Rear porch; Paved private road access; Private maintained road; Lake in the community

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Propane heating; Propane stove
• Interior features: Dishwasher; Refrigerator; Crawl space basement
• Laundry & utility: No laundry facilities on site

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.3% in Pocono Woodland 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 71/100 on livability (#702 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, schools 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: 112 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.10% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.20%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $47,340
• List price: $130,000
• Delta: 174.61%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.33×
• Total profit: $84,739
• Equity at exit: $117,114

10-year hold

• IRR: 25.6%
• Equity multiple: 7.56×
• Total profit: $238,663
• Equity at exit: $252,561

Cash invested: $36,400 (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 18458

• Home prices YoY: 13.2%
• Active inventory: 112
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$54
• HOA: −$71
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $218

Break-even live

Break-even rent $1,153

Max offer price $130,000

Occupancy floor 80%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 17 events

1. 2026-06-18
   days on market $130,000 Active 55 DOM
2. 2026-06-17
   days on market $130,000 Active 54 DOM
3. 2026-06-16
   days on market $130,000 Active 53 DOM
4. 2026-06-15
   days on market $130,000 Active 52 DOM
5. 2026-06-13
   days on market $130,000 Active 50 DOM
6. 2026-06-13
   days on market $130,000 Active 49 DOM
7. 2026-06-09
   days on market $130,000 Active 46 DOM
8. 2026-06-08
   days on market $130,000 Active 45 DOM
9. 2026-06-07
   days on market $130,000 Active 44 DOM
10. 2026-06-04
    days on market $130,000 Active 41 DOM
11. 2026-06-03
    days on market $130,000 Active 40 DOM
12. 2026-06-02
    days on market $130,000 Active 39 DOM
13. 2026-06-01
    days on market $130,000 Active 38 DOM
14. 2026-05-31
    days on market $130,000 Active 37 DOM
15. 2026-04-24
    listed $130,000 Active 537-char remark
16. 2023-01-07
    soldstatus $75,000
17. 2007-06-05
    soldstatus $78,500

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,653 · $138/mo
• Expected delta: +$401/yr (+$33/mo · 32.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $17,158
• − Mortgage interest: −$7,282
• − Property taxes: −$1,252
• − Insurance: −$650
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − HOA: −$852
• − Depreciation: −$3,782
• Taxable income: $595
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,478/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: 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 — Pocono Woodland Lakes

• Score: 71/100
• State rank: #702
• US rank: #6907

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

• City population: 15,517
• 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

+65.6% since first listed

3 events — show timeline

• 2026-04-24 Listed $130,000 PWMLS
• 2023-01-07 Sold (Public Records) $75,000 Public Records
• 2007-06-05 Sold (Public Records) $78,500 Public Records

Property tax history

+1.8%/yr

Latest (2026): $1,252 · +1.5% YoY. Source: county tax records.