59 Roberts Grv · Orange, PA 17859

$62,500

2 bd · 0.5 ba · 832 sqft · SingleFamily · 3 Days on market

Built 1975 Fair condition 0.45 ac lot

---

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 +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Escape to the peace and beauty of Fishing Creek with this charming A-frame cottage nestled in a serene natural setting. Featuring a cozy loft, rustic character, and an incredible wraparound porch, this unique retreat is the perfect place to relax, unwind, and take in the breathtaking views. Whether you're looking for a weekend getaway, recreational retreat, or investment opportunity, the possibilities are endless. Enjoy the tranquility of creekside living while surrounded by nature and picturesque scenery. This property is in need of some TLC as it's not been used in some time. Well is on neighboring property (available for purchase with cabin at 70K).

Key facts

• Creekside living
• A-frame cottage
• Cozy loft

Tags

• A-FRAME COTTAGE
• COZY LOFT
• WRAPAROUND PORCH
• CREEKSIDE LIVING
• PICTURESQUE SCENERY

Property features AI

Exterior

• Parking: No parking
• Home design: Residential property
• Construction: No foundation details provided
• Exterior features: Deck; Waterfront property with water views; Topography: see remarks

Interior

• Kitchen: Refrigerator
• Bedrooms: One main-level bedroom
• Bathrooms: One half bathroom
• Interior features: Refrigerator included; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/0.5-bath single-family listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $33k (46.5% below list).
• Meets the 1% rule at list price ($875 rent vs $62k).
• Recommended offer: $33k (46.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 ($432 loan paydown + $6k 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $33,457 (46.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.40% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.81%
• DSCR: 1.79
• GRM: 5.9

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: 14.9%
• Equity multiple: 2.23×
• Total profit: $21,552
• Equity at exit: $56,305

10-year hold

• IRR: 14.8%
• Equity multiple: 5.23×
• Total profit: $74,109
• Equity at exit: $121,424

Cash invested: $17,500 (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: 5.9×

Monthly cashflow live

• Estimated rent: $875 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $-201

Break-even live

Break-even rent $1,130

Max offer price $33,457

Occupancy floor —

Sensitivity live

Price	-10% $-158	-5% $-179	+0% $-201	+5% $-222	+10% $-244
Rent	-10% $-270	-5% $-235	+0% $-201	+5% $-166	+10% $-132
Rate	-1.0pp $-169	-0.5pp $-185	base $-201	+0.5pp $-217	+1.0pp $-233

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   days on market $62,500 Active 3 DOM
2. 2026-06-07
   remarks 660-char remark
3. 2026-06-07
   listed $62,500 Active 2 DOM

ⓘ 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 8/10 Severe 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 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: $10,506
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$5,838
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$1,818
• Taxable loss: −$3,269
• Est. tax savings @ 24.0%: +$785
• After-tax cash flow: $-1,624/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 · 13 photos

Fair 45/100 Moderate rehab

This charming A-frame cottage requires moderate renovations to improve its condition and increase its value for resale or rental.

Repairs flagged

• Moderate Kitchen cabinets — The cabinets are dated and show signs of wear.
• Major Bathroom fixtures — The bathroom is unfinished and lacks fixtures.
• Minor Exterior siding — There are some minor damages visible on the siding.
• Major Interior walls — The walls show significant wear and discoloration.

Value-add opportunities

• Resale Kitchen renovation — Updating the kitchen will significantly improve the home's appeal and functionality.
• Resale Bathroom renovation — Completing the bathroom will make the home more marketable and functional.
• Both Exterior painting and landscaping — These updates will enhance the home's curb appeal and overall value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are dated and show signs of wear.	Moderate	$3,000–15,000
Bathroom fixtures · The bathroom is unfinished and lacks fixtures.	Major	$15,000–50,000
Exterior siding · There are some minor damages visible on the siding.	Minor	$500–3,000
Interior walls · The walls show significant wear and discoloration.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$33,500–118,000

Value-add ROI direction

• Resale Kitchen renovation — Updating the kitchen will significantly improve the home's appeal and functionality. ↑
• Resale Bathroom renovation — Completing the bathroom will make the home more marketable and functional. ↑
• Both Exterior painting and landscaping — These updates will enhance the home's curb appeal and overall 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: 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 — Orange

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

1 event — show timeline

• 2026-06-05 Listed $62,500 CSVBR