8190 Route 487 · Mildred, PA 18614

$45,000

4 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 6 Days on market

Built 1900 1.00 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home sits on a 1 acre level lot with lots of road frontage in Dushore. This true fixer upper has several out buildings in fair to poor condition, a newer septic tank installed in 2015, a nice size lawn with plenty of room for a large garden and some fruit trees. Take a look and make an offer,

Key facts

• 1 acre lot
• Built 1900
• Listed 6 days

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Single-family residential; 2 stories
• Construction: Vinyl siding
• Exterior features: Metal roof; 1-acre lot

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Propane heating
• Interior features: Electric water heater; Full unfinished walk-out basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $858 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $335 of equity ($311 loan paydown + $24 appreciation (0.1% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $25k; list at $45k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.33% ✓
• Cap rate: 29.17%
• Cash-on-cash: 81.69%
• DSCR: 4.63
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.0%
• Equity multiple: 5.24×
• Total profit: $53,458
• Equity at exit: $13,185

10-year hold

• IRR: 85.5%
• Equity multiple: 10.77×
• Total profit: $123,057
• Equity at exit: $15,944

Cash invested: $12,600 (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 18614

• Home prices YoY: 0.0%
• Active inventory: 13
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $858

Break-even live

Break-even rent $414

Max offer price $45,000

Occupancy floor 38%

Sensitivity live

Price	-10% $883	-5% $870	+0% $858	+5% $845	+10% $832
Rent	-10% $739	-5% $799	+0% $858	+5% $917	+10% $976
Rate	-1.0pp $880	-0.5pp $869	base $858	+0.5pp $846	+1.0pp $834

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-02
   status Pending
2. 2026-04-25
   listed $45,000 Active
3. 2018-03-23
   soldstatus $25,000 293-char remark

   Show marketing remark (293 chars)

   Home sits on a 1 acre level lot with lots of road frontage in Dushore. This true fixer upper has several out buildings in fair to poor condition, a newer septic tank installed in 2015, a nice size lawn with plenty of room for a large garden and some fruit trees. Take a look and make an offer,

4. 2017-06-29
   listed $25,000 293-char remark

   Show marketing remark (293 chars)

   Home sits on a 1 acre level lot with lots of road frontage in Dushore. This true fixer upper has several out buildings in fair to poor condition, a newer septic tank installed in 2015, a nice size lawn with plenty of room for a large garden and some fruit trees. Take a look and make an offer,

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $867 · $72/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $17,997
• − Mortgage interest: −$2,521
• − Property taxes: −$867
• − Insurance: −$225
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,309
• Taxable income: $10,195
• Est. tax owed @ 24.0%: −$2,447
• After-tax cash flow: $7,846/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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 of 539 in PA

Livability — Mildred

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,987

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 179.841
• 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

+80.0% since first listed

4 events — show timeline

• 2026-05-02 Pending — NMPA
• 2026-04-25 Listed $45,000 NMPA
• 2018-03-23 Sold (MLS) $25,000 NMPA
• 2017-06-29 Listed $25,000 NMPA

Property tax history

+1.8%/yr

Latest (2026): $867 · -0.0% YoY. Source: county tax records.