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    Streamfront Land Parcel Title is generated by Realmo AI

    100 Cliff Court, Milford, PA 18337

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    Claim this Listing
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    For Sale
    $350,000

    LAND - Milford, PA

    Lot size:
    18.07 Acres
    Added:
    Jun 6, 2026
    Days on Market:
    1
    Last Refresh:
    Jun 6 at 2:06 pm

    Property Features for 100 Cliff Court

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    Residential
    Vegetation
    Wooded, Natural State, Grassed, Partially Wooded, Heavily Wooded, Brush
    Standard status
    Active
    APN
    125.00-02-25 018788
    Lot size
    18.07 Acres

    Taxes and HOA fees

    Tax Year
    2026
    Tax Annual Amount
    1836

    Utilities

    Utilities
    Cable Available
    Sewer type
    Septic Needed
    Water source
    Well Needed
    Water front features
    Creek, Stream, River Front
    Water front
    1

    We can help!

    Listing Contact
    Joseph McNeely

    Listing agent Joseph McNeely License #RS355411

    Listing office Weichert Realtors - Ruffino Real Estate 406 W. Harford St., Milford, PA

    Listing date Jun 6, 2026

    MLS# PW-261793 Listing URL

    Copyright © 2026 Pike/Wayne Association of Realtors MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 18.07‑acre streamfront property just outside Milford, PA
    • Waterfront features include creek, stream, and river front
    • Zoned CP – Conservation and Parks District with a range of principal and conditional uses
    • Conditional and special exception uses listed include single‑family homes, hunting/fishing cabins, agricultural (non‑intensive), bed & breakfasts/inns, campgrounds, and golf courses
    • Utilities reported: cable available; water and sewer require well and septic
    • Not in a community with HOA restrictions reported absent

    Overview

    This 18.07-acre streamfront parcel offers natural, water-adjacent land suitable for a variety of personal and recreational plans. The property is described as not located in a community and free of HOA restrictions, providing flexibility for how the land may be used.

    The site is positioned just outside historic Milford, Pennsylvania, with adjacency to the soon-to-be restored Cliff Park Inn & Golf Course. The property also backs to extensive federal and state land that leads to the Delaware River, creating a more secluded setting.

    Zoning is listed as Residential, and the public remarks further specify zoning as CP, described as a Conservation and Parks District. Based on those details, the parcel may support principal and conditional uses that include single-family homes, hunting and fishing cabins, non-intensive agricultural uses, no-impact home businesses, public parks, and transient residential use. Conditional uses referenced in the remarks include bed and breakfasts, inns, golf courses, campgrounds, solar farms, boat access areas, cluster developments, commercial nurseries, and recreational facilities. Additional special exception uses mentioned include clubhouses, kennels, and daycare facilities, offering a broad framework for compatible development and recreation.
    Property Profile Location Intelligence

    Current Use by Public Records

    Waterfront Land

    Suggested Use

    Spa & Massage Center Kitchen & Bath Showroom Furniture & Home Goods Daycare Center Computer & Electronic Repair Plumbing Service

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Milford
    County
    Pike
    State
    Pennsylvania
    Longitude
    -74.825848
    Latitude
    41.315268

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    FAQs

    What type of property is this?
    Waterfront Land - Large streamfront acreage with conservation-focused zoning and a range of residential and recreational use options.
    Where is this waterfront land located?
    The property is located at 100 Cliff Court Milford, PA.
    What is the asking price?
    The asking price for this property is $350,000.
    What are key features of this property?
    This property features: 18.07‑acre streamfront property just outside Milford, PA; Waterfront features include creek, stream, and river front; Zoned CP – Conservation and Parks District with a range of principal and conditional uses
    (570) 832-1411
    We can help!
    Listing Contact
    Joseph McNeely
    Real Estate License ID: RS355411
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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