101 Colonial Ct · Birchwood Lakes, PA 18328

$269,900

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 8 Days on market

Built 2007 0.47 ac lot $178/sqft · 14% below area Est $410k · 34% under $100/mo HOA · 9% of rent

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Why this score? — see what drove the D- 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step into the perfect mountain lifestyle with this beautifully maintained contemporary retreat, featuring 3 Bedrooms and 3 Full Bathrooms. This move-in-ready residence is an ideal match for an owner occupant seeking a full-time sanctuary or a vacationer looking for a private escape in the scenic Eastern Poconos. Situated on a nearly half-acre level lot in the premier gated community of Wild Acres, this home captures an authentic mountain feel while remaining moments away from the outdoor adventures of the Delaware Water Gap. Your experience begins on the impressive mountain-style Screened Porch, a peaceful outdoor sanctuary designed for forest views and fresh air without the elements. This space flows naturally into the formal Foyer and Mud Room area, offering a practical transition into the home's interior. The heart of the residence is the Open Concept Main Level, where the Living Room immediately commands attention with soaring Vaulted Ceilings, Skylights, and warm Hardwood Floors. A classic Stone Fireplace serves as the rustic focal point, creating an inviting atmosphere for relaxed evenings. This central space opens directly into the Eat-In Kitchen, featuring neutral tones and sliding glass doors that provide easy access back to the porch and the adjoining Open Deck for summer grilling. The Main Level is thoughtfully designed for convenience, highlighted by a Primary Bedroom Suite complete with a private Ensuite Bathroom. The Second Floor offers excellent separation for guests or family, featuring two additional well-appointed Bedrooms and a Full Hallway Bathroom, all connected by a landing that overlooks the Great Room below. Setting this home apart is the fully finished Daylight Lower Level, providing a level of functionality atypical for the area. This expansive space includes a large Recreation Room and a dedicated Bonus Room, currently used for storage. After a day of exploring, you can retreat to the private Sauna to soothe achy muscles. This level also includes a third Full Bathroom and a practical Laundry Room. This property is a dream for outdoor enthusiasts, as it directly backs to state game lands for immediate hunting and hiking access. Wild Acres is a gated community that fosters a sense of unity and stewardship, offering residents seven stocked lakes, two beaches, 4 tennis courts, an Olympic size pool, and multiple playgrounds. The location offers excellent accessibility for those who need to stay connected to the city, featuring easy transit routes for commuters heading to New York City or Northern New Jersey. Whether you are looking for a primary residence or a personal vacation home, this property delivers the space, the amenities, and the peaceful setting for which you have been searching.

Key facts

• Gated community
• Eat in kitchen
• Screened porch

Tags

• GATED COMMUNITY
• SCREENED PORCH
• OPEN CONCEPT MAIN LEVEL
• STONE FIREPLACE
• EAT IN KITCHEN
• PRIMARY BEDROOM SUITE

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Electric service with 240 volts and circuit breakers; Private well water; Septic tank sewer
• Home design: Two-story single-family residence; Entry foyer
• Construction: Vinyl and wood siding; Asphalt/fiberglass roof; Below-grade finished area present
• Exterior features: Deck; Screened porch; Shed(s)

Interior

• Kitchen: Kitchen on the first floor; Dishwasher; Electric oven; Refrigerator
• Bedrooms: Two bedrooms on the second level
• Flooring: Hardwood; Carpet; Ceramic tile; Laminate; Luxury vinyl / luxury vinyl plank / resilient flooring
• Bathrooms: Three full bathrooms (including full baths on lower and second levels)
• Heating & cooling: Electric baseboard heating; Ceiling fans; Wall/window cooling units
• Interior features: Cathedral and vaulted ceilings with high ceilings; Dining area; Entrance foyer; Living room with fireplace
• Laundry & utility: Washer hookup (lower level); Dryer hookup (lower level); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (68.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (57.4% below list).
• Recommended offer: $85k (68.5% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 4.7% in Birchwood Lakes — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#1,407 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: employment D+, health & safety D, schools 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: 211 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k 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.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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.

Recommended offer $85,074 (68.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.43% ✗
• Cap rate: 1.52%
• Cash-on-cash: -17.05%
• DSCR: 0.24
• GRM: 19.6

CMA / ARV

• ARV (median comp): $409,998
• List price: $269,900
• Delta: -34.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Fawn Lake Dr	0.23mi	3/1.5	1,680 (+11%)	16mo	$345,000	$205	56
103 Windwards Ln	0.54mi	3/2.0	1,352 (-11%)	10mo	$310,000	$229	49

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: 12.5%
• Equity multiple: 2.04×
• Total profit: $78,692
• Equity at exit: $243,147

10-year hold

• IRR: 13.0%
• Equity multiple: 4.78×
• Total profit: $285,696
• Equity at exit: $524,356

Cash invested: $75,572 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 19.6×

Monthly cashflow live

• Estimated rent: $1,150 medium
• Mortgage (P&I): −$1,415
• Tax from tax record: −$354 /mo · $4,254/yr
• Insurance: −$112
• HOA: −$100
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-1,074

Break-even live

Break-even rent $2,509

Max offer price $85,074

Occupancy floor —

Sensitivity live

Price	-10% $-921	-5% $-997	+0% $-1,074	+5% $-1,150	+10% $-1,227
Rent	-10% $-1,165	-5% $-1,119	+0% $-1,074	+5% $-1,028	+10% $-983
Rate	-1.0pp $-938	-0.5pp $-1,005	base $-1,074	+0.5pp $-1,144	+1.0pp $-1,215

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Squaw Hollow Trl Dingmans Ferry, PA	3.0	3.0	1974	$1,150	$0.58	44d	1	1.17mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 13 events

1. 2026-05-11
   listed $269,900 Active 2761-char remark

   Show marketing remark (2761 chars)

   Step into the perfect mountain lifestyle with this beautifully maintained contemporary retreat, featuring 3 Bedrooms and 3 Full Bathrooms. This move-in-ready residence is an ideal match for an owner occupant seeking a full-time sanctuary or a vacationer looking for a private escape in the scenic Eastern Poconos. Situated on a nearly half-acre level lot in the premier gated community of Wild Acres, this home captures an authentic mountain feel while remaining moments away from the outdoor adventures of the Delaware Water Gap. Your experience begins on the impressive mountain-style Screened Porch, a peaceful outdoor sanctuary designed for forest views and fresh air without the elements. This space flows naturally into the formal Foyer and Mud Room area, offering a practical transition into the home's interior. The heart of the residence is the Open Concept Main Level, where the Living Room immediately commands attention with soaring Vaulted Ceilings, Skylights, and warm Hardwood Floors. A classic Stone Fireplace serves as the rustic focal point, creating an inviting atmosphere for relaxed evenings. This central space opens directly into the Eat-In Kitchen, featuring neutral tones and sliding glass doors that provide easy access back to the porch and the adjoining Open Deck for summer grilling. The Main Level is thoughtfully designed for convenience, highlighted by a Primary Bedroom Suite complete with a private Ensuite Bathroom. The Second Floor offers excellent separation for guests or family, featuring two additional well-appointed Bedrooms and a Full Hallway Bathroom, all connected by a landing that overlooks the Great Room below. Setting this home apart is the fully finished Daylight Lower Level, providing a level of functionality atypical for the area. This expansive space includes a large Recreation Room and a dedicated Bonus Room, currently used for storage. After a day of exploring, you can retreat to the private Sauna to soothe achy muscles. This level also includes a third Full Bathroom and a practical Laundry Room. This property is a dream for outdoor enthusiasts, as it directly backs to state game lands for immediate hunting and hiking access. Wild Acres is a gated community that fosters a sense of unity and stewardship, offering residents seven stocked lakes, two beaches, 4 tennis courts, an Olympic size pool, and multiple playgrounds. The location offers excellent accessibility for those who need to stay connected to the city, featuring easy transit routes for commuters heading to New York City or Northern New Jersey. Whether you are looking for a primary residence or a personal vacation home, this property delivers the space, the amenities, and the peaceful setting for which you have been searching.

2. 2026-05-11
   listed $269,900 Active 2761-char remark

   Show marketing remark (2761 chars)

   Step into the perfect mountain lifestyle with this beautifully maintained contemporary retreat, featuring 3 Bedrooms and 3 Full Bathrooms. This move-in-ready residence is an ideal match for an owner occupant seeking a full-time sanctuary or a vacationer looking for a private escape in the scenic Eastern Poconos. Situated on a nearly half-acre level lot in the premier gated community of Wild Acres, this home captures an authentic mountain feel while remaining moments away from the outdoor adventures of the Delaware Water Gap. Your experience begins on the impressive mountain-style Screened Porch, a peaceful outdoor sanctuary designed for forest views and fresh air without the elements. This space flows naturally into the formal Foyer and Mud Room area, offering a practical transition into the home's interior. The heart of the residence is the Open Concept Main Level, where the Living Room immediately commands attention with soaring Vaulted Ceilings, Skylights, and warm Hardwood Floors. A classic Stone Fireplace serves as the rustic focal point, creating an inviting atmosphere for relaxed evenings. This central space opens directly into the Eat-In Kitchen, featuring neutral tones and sliding glass doors that provide easy access back to the porch and the adjoining Open Deck for summer grilling. The Main Level is thoughtfully designed for convenience, highlighted by a Primary Bedroom Suite complete with a private Ensuite Bathroom. The Second Floor offers excellent separation for guests or family, featuring two additional well-appointed Bedrooms and a Full Hallway Bathroom, all connected by a landing that overlooks the Great Room below. Setting this home apart is the fully finished Daylight Lower Level, providing a level of functionality atypical for the area. This expansive space includes a large Recreation Room and a dedicated Bonus Room, currently used for storage. After a day of exploring, you can retreat to the private Sauna to soothe achy muscles. This level also includes a third Full Bathroom and a practical Laundry Room. This property is a dream for outdoor enthusiasts, as it directly backs to state game lands for immediate hunting and hiking access. Wild Acres is a gated community that fosters a sense of unity and stewardship, offering residents seven stocked lakes, two beaches, 4 tennis courts, an Olympic size pool, and multiple playgrounds. The location offers excellent accessibility for those who need to stay connected to the city, featuring easy transit routes for commuters heading to New York City or Northern New Jersey. Whether you are looking for a primary residence or a personal vacation home, this property delivers the space, the amenities, and the peaceful setting for which you have been searching.

3. 2023-09-19
   soldstatus $252,350
4. 2023-09-15
   soldstatus $252,350 Closed

   Show marketing remark (332 chars)

   Large contemporary home on corner lot. Features include 3 beds, 3 full bath, nice kitchen, living room with stone fireplace there is a sauna in the partially finished basement. Nice quiet location!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Semi-Modern KT, Beds Description: 2+BED 2nd

5. 2023-09-15
   soldstatus $252,350

   Show marketing remark (332 chars)

   Large contemporary home on corner lot. Features include 3 beds, 3 full bath, nice kitchen, living room with stone fireplace there is a sauna in the partially finished basement. Nice quiet location!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Semi-Modern KT, Beds Description: 2+BED 2nd

6. 2023-08-27
   status Pending
7. 2023-08-10
   historical
8. 2023-07-18
   status Pending
9. 2023-05-25
   listed $250,000 Active

   Show marketing remark (332 chars)

   Large contemporary home on corner lot. Features include 3 beds, 3 full bath, nice kitchen, living room with stone fireplace there is a sauna in the partially finished basement. Nice quiet location!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Semi-Modern KT, Beds Description: 2+BED 2nd

10. 2023-05-25
    listed $250,000

    Show marketing remark (332 chars)

    Large contemporary home on corner lot. Features include 3 beds, 3 full bath, nice kitchen, living room with stone fireplace there is a sauna in the partially finished basement. Nice quiet location!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Semi-Modern KT, Beds Description: 2+BED 2nd

11. 2022-12-20
    listed $250,000 Active
12. 2017-08-03
    soldstatus $135,000
13. 2017-05-15
    listed $139,000

ⓘ 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: $4,254 · $354/mo
• Projected year-2 tax: $4,259 · $355/mo
• Expected delta: +$5/yr ($0/mo · 0.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $13,800
• − Mortgage interest: −$15,119
• − Property taxes: −$4,254
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,104
• − Management: −$1,104
• − HOA: −$1,200
• − Depreciation: −$7,852
• Taxable loss: −$18,181
• Est. tax savings @ 24.0%: +$4,364
• After-tax cash flow: $-8,522/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 — Birchwood Lakes

• Score: 61/100
• State rank: #1407
• US rank: #17785

Category grades

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

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

+94.2% since first listed

15 events — show timeline

• 2026-05-19 Pending — PMAR
• 2026-05-19 Pending — GLVRMLS
• 2026-05-11 Listed $269,900 GLVRMLS
• 2026-05-11 Listed $269,900 PMAR
• 2023-09-19 Sold (Public Records) $252,350 Public Records
• 2023-09-15 Sold (MLS) $252,350 PWMLS
• 2023-09-15 Sold (MLS) $252,350 PWMLS
• 2023-08-27 Pending — PWMLS
• 2023-08-10 Delisted — PWMLS
• 2023-07-18 Pending — PWMLS
• 2023-05-25 Listed $250,000 PWMLS
• 2023-05-25 Listed $250,000 PWMLS
• 2022-12-20 Listed $250,000 PWMLS
• 2017-08-03 Sold (MLS) $135,000 PWMLS
• 2017-05-15 Listed $139,000 PWMLS

Property tax history

+1.7%/yr

Latest (2026): $4,254 · +1.5% YoY. Source: county tax records.