57 - 59 Roberts Grv · Orangeville, PA 17859

$70,000

2 bd · 1.0 ba · 832 sqft · Manufactured · 1 Days on market

Built 1975 1.26 ac lot

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled along the banks of Fishing Creek, this beautiful 0.81-acre property offers breathtaking water views and a peaceful natural setting. The property includes a mobile home on pillars that is not currently suitable for occupancy and is being sold as-is. Whether you're seeking a recreational retreat, investment opportunity, or simply a place to enjoy the beauty and tranquility of creekside living, this scenic parcel offers tremendous potential. Purchase individually or combine with the neighboring property at 59 Roberts Grove Rd. , Orangeville, for a rare creekside package offered at an incredible $70,000. Don't miss this unique opportunity to own a piece of Fishing Creek frontage.

Key facts

• 1.26 acre lot
• Built 1975

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Well water; 100 amp electrical service
• Home design: Residential property; 1.26-acre lot; Zoned RS
• Construction: Vinyl siding, wood siding, and frame construction; No finished basement listed
• Exterior features: Stream on the property; Has a view; Shingle roof

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating
• Interior features: Window coverings; Refrigerator included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $41k (41.8% below list).
• Meets the 1% rule at list price ($875 rent vs $70k).
• Recommended offer: $41k (41.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 64/100 on livability (#1,176 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Central Columbia SD (suburban): math 58% / reading 73% proficiency, ranked #51 of 539 in PA (top 10%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Central Columbia El Sch (math 61% / reading 74%, grade B+, #192 of 1,518 statewide, top 13%, 699 students, 37% FRL); Central Columbia Ms (math 51% / reading 73%, grade B+, #32 of 512 statewide, top 7%, 612 students, 37% FRL); Central Columbia Shs (math 82%, 597 students, 27% FRL).
• Market conditions: 10 active listings in the ZIP; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Columbia County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 180% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $40,769 (41.8% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.25% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $27,828
• Equity at exit: $63,062

10-year hold

• IRR: 16.4%
• Equity multiple: 5.63×
• Total profit: $90,718
• Equity at exit: $135,995

Cash invested: $19,600 (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 17859

• Home prices YoY: 20.9%
• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$34 /mo · $412/yr
• Insurance: −$29
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-165

Break-even live

Break-even rent $1,085

Max offer price $40,769

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-146	+0% $-165	+5% $-185	+10% $-205
Rent	-10% $-235	-5% $-200	+0% $-165	+5% $-131	+10% $-96
Rate	-1.0pp $-130	-0.5pp $-148	base $-165	+0.5pp $-184	+1.0pp $-202

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-09
   pricestatusdays on marketlisting id $70,000 Pending 1 DOM
2. 2026-06-08
   days on market $25,000 Active 3 DOM
3. 2026-06-07
   remarks 692-char remark
4. 2026-06-07
   listed $25,000 Active 2 DOM

ⓘ 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: $412 · $34/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$347/yr (+$29/mo · 84.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,506
• − Mortgage interest: −$3,921
• − Property taxes: −$412
• − Insurance: −$5,468
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,036
• Taxable loss: −$3,013
• Est. tax savings @ 24.0%: +$723
• After-tax cash flow: $-1,263/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: Central Columbia SD
• NCES district ID: 4205370
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 73% ▼ -4.00%
• Median HH income: $54,278
• Composite: 55.99/100
• National rank: #1195
• State rank: #51 of 539 in PA

Livability — Orangeville

• Score: 64/100
• State rank: #1176
• US rank: #13722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,637

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 65,170 people
• By 2030: 64,054 · -1.7%
• By 2040: 61,131 · -6.2%
• By 2050: 57,526 · -11.7%
• By 2075: 50,259 · -22.9%
• By 2100: 44,756 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Polish 4% Iranian 4% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Columbia

• 2024 margin: Solid R (+31.0) · D 34.0% · R 65.0%
• 2008→2024 swing: -26.6pp toward R · 2008: -4.5pp · 2024: -31.0pp
• All cycles: 2024: R+31.0 2020: R+30.7 2016: R+32.8 2012: R+12.4 2008: R+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 39.17%
• Current HPI: 226.44
• 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

-64.3% since first listed

3 events — show timeline

• 2026-06-08 Pending — CSVBR
• 2026-06-05 Listed $25,000 CSVBR
• 2026-06-05 Listed $70,000 CSVBR

Property tax history

+3.2%/yr

Latest (2026): $412 · +2.8% YoY. Source: county tax records.