156 Fairman Rd · Eagles Mere, PA 17758

$109,900

4 bd · 1.5 ba · 1,703 sqft · SingleFamily · 34 Days on market

Poor condition $65/sqft · 60% below area

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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
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

11.6 Acres with a nice sized barn and plenty of space. Stream across the street.

Key facts

• Barn
• 11.6 acres
• Stream

Tags

• 11.6 ACRES
• BARN
• STREAM

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residence; Two levels
• Construction: Vinyl siding
• Exterior features: 11.6 (lot size) on a residentially zoned lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wood heating
• Interior features: Eat-in kitchen; Full unfinished basement with dirt floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $110k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $10 ($124/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#1,289 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety D, amenities F, commute F.
• 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: 21 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 $1k of equity ($760 loan paydown + $534 appreciation (0.5% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 11.43%
• Cash-on-cash: 18.36%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $277,525
• List price: $109,900
• Delta: -60.40%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $284
• Equity at exit: $34,606

10-year hold

• IRR: 5.5%
• Equity multiple: 1.64×
• Total profit: $19,682
• Equity at exit: $43,814

Cash invested: $30,772 (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 17758

• Home prices YoY: 0.2%
• Active inventory: 21
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,557 medium
• Mortgage (P&I): −$576
• Tax est. 1.5%: −$137 /mo · $1,648/yr
• Insurance: −$46
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $10

Break-even live

Break-even rent $1,544

Max offer price $109,900

Occupancy floor 94%

Sensitivity live

Price	-10% $86	-5% $48	+0% $10	+5% $-28	+10% $-66
Rent	-10% $-113	-5% $-51	+0% $10	+5% $72	+10% $133
Rate	-1.0pp $66	-0.5pp $38	base $10	+0.5pp $-18	+1.0pp $-47

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-04-21
   listed $109,900 Active 80-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $18,688
• − Mortgage interest: −$6,156
• − Property taxes: −$1,648
• − Insurance: −$6,074
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$3,197
• Taxable loss: −$1,379
• Est. tax savings @ 24.0%: +$331
• After-tax cash flow: $455/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.

Condition & rehab AI · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including a new roof, siding, and landscaping, to become move-in ready and increase its value.

Repairs flagged

• Major roof — Damaged shingles
• Major exterior siding — Weathered and missing panels
• Major porch structure — Decaying
• Major landscaping — Overgrown

Value-add opportunities

• Both repair and replace roof — Critical to safety and appearance
• Both repair and replace exterior siding — Improves appearance and insulation
• Both repair and replace porch structure — Safety hazard and poor appearance
• Both landscaping and yard work — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Damaged shingles	Major	$15,000–50,000
exterior siding · Weathered and missing panels	Major	$15,000–50,000
porch structure · Decaying	Major	$15,000–50,000
landscaping · Overgrown	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and replace roof — Critical to safety and appearance ↑
• Both repair and replace exterior siding — Improves appearance and insulation ↑
• Both repair and replace porch structure — Safety hazard and poor appearance ↑
• Both landscaping and yard work — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Eagles Mere

• Score: 63/100
• State rank: #1289
• US rank: #15769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 922

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 0.49%
• Current HPI: 196.4569
• 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

2 events — show timeline

• 2026-05-27 Pending — LCAR
• 2026-04-21 Listed $109,900 LCAR