1087 Ridge Rd · Fishing Creek, PA 17859

$215,000

2 bd · 2.5 ba · 1,092 sqft · Other public records · 10 Days on market

Built 2022 2.00 ac lot $197/sqft · 12% below area Est $244k · 12% under

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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 +12.9/15.0
• Appreciation +10.0/10.0
• Cash flow +3.8/30.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Nearly new ranch style modular construction on 2 acres . Beautiful interior and open living space. Nice size garage and mud room with additional 1/2 bath . Large level yard with plenty of room. Property is hud owned and is being sold in as is condition, buyer pays all transfer tax, deed prep and occupancy fee if any. for additional information and to place a bid go to www. hudhomestore. gov

Key facts

• 2 acre lot
• Garage
• Built 2022

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Private well water
• Home design: Manufactured single-family home; One level
• Construction: Vinyl siding
• Exterior features: Cleared lot; 2-acre lot

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating
• Interior features: Electric water heater; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $-616 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $106k (50.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (53.9% below list).
• Recommended offer: $99k (53.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Benton Area SD (rural): math 32% / reading 52% proficiency, ranked #329 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $23k of equity ($1k loan paydown + $22k 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 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $50k; list at $215k implies a 330% gain — meaningful room to come down on a strong offer.

Recommended offer $99,042 (53.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.46% ✗
• Cap rate: 2.85%
• Cash-on-cash: -12.29%
• DSCR: 0.45
• GRM: 18.1

CMA / ARV

• ARV (median comp): $244,282
• List price: $215,000
• Delta: -11.99%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 15.7%
• Equity multiple: 2.29×
• Total profit: $77,795
• Equity at exit: $193,689

10-year hold

• IRR: 15.2%
• Equity multiple: 5.32×
• Total profit: $259,892
• Equity at exit: $417,698

Cash invested: $60,200 (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: 18.1×

Monthly cashflow live

• Estimated rent: $990 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $-616

Break-even live

Break-even rent $1,771

Max offer price $106,105

Occupancy floor —

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending 393-char remark
2. 2026-05-01
   listed $215,000 Active 393-char remark
3. 2024-01-03
   listed $250,000 Active
4. 2020-03-25
   soldstatus $50,000

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,789 · $232/mo
• Expected delta: +$608/yr (+$51/mo · 27.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $11,885
• − Mortgage interest: −$12,043
• − Property taxes: −$2,182
• − Insurance: −$1,075
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$6,255
• Taxable loss: −$11,571
• Est. tax savings @ 24.0%: +$2,777
• After-tax cash flow: $-4,620/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: Benton Area SD
• NCES district ID: 4203390
• Math proficiency: 32% ▼ -17.00%
• Reading proficiency: 52% ▼ -18.00%
• Median HH income: $46,806
• Composite: 35.77/100
• National rank: #4844
• State rank: #329 of 539 in PA

Livability — Fishing Creek

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

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

+330.0% since first listed

4 events — show timeline

• 2026-05-11 Pending — LCAR
• 2026-05-01 Listed $215,000 LCAR
• 2024-01-03 Listed $250,000 CSVBR
• 2020-03-25 Sold (Public Records) $50,000 Public Records

Property tax history

+12.4%/yr

Latest (2026): $2,182 · +2.1% YoY. Source: county tax records.