25 Bethel Trl

Kelly, PA 17886

$39,900B-

1 bd · 1.0 ba · 456 sqft · Built 1920 · SingleFamily · Active · 79 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $804/mo
• Mortgage (P&I): −$209
• Tax + insurance: −$66
• HOA: −$200
• Vac / Maint / Mgmt: −$169
• Net cashflow: $160/mo
• Annual: $1,916/yr
• Cap rate: 11.09%
• Cash-on-cash: 17.15%
• DSCR: 1.76
• 1% rule: 2.02%
• Cash to close: $11,172

Investor read

• This is a 1-bed/1.0-bath single-family listed at $40k. Condition is rated fair.
• At list price, monthly cash flow is $160 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($804 rent vs $40k).
• It's been on market 79 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.
• In year one you build about $1k of equity ($276 loan paydown + $755 appreciation (1.9% local appreciation)).
• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Lewisburg Area SD (town): math 65% / reading 74% proficiency, ranked #31 of 539 in PA (top 6%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kelly El Sch (math 67% / reading 72%, grade A-, #151 of 1,518 statewide, top 12%, 548 students, 30% FRL); Donald H Eichhorn Ms (math 59% / reading 75%, grade A-, #17 of 512 statewide, top 4%, 413 students, 29% FRL); Lewisburg Hs (math 87%, 610 students, 25% FRL).
• Watch-outs: HOA is 25% of rent; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 4 active listings in the ZIP; 49 units permitted in Union County in 2024 (0 in 5+ unit buildings).
• Union County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $3k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $40k implies a 233% gain — meaningful room to come down on a strong offer.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Questions for listing agent

• It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• Minor: Paint — Light wear on walls
• Minor: Flooring — Carpeted floors need cleaning
• Moderate: Kitchen appliances — Dated appliances need replacement