238 Slabtown Rd · Slabtown, PA 17820

$149,000

3 bd · 1.0 ba · 2,101 sqft · Other public records · 40 Days on market

Built 1900 0.41 ac lot $71/sqft · 29% below area Est $209k · 29% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Schools +4.6/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Creekside getaway or full-time home. This sturdy church-to-home conversion has a lovely deep yard, borders a good fishing creek and is only 8 miles from Knoebel's Amusement Park, one of the great FREE parks in America. First floor living with the upper level inviting lots of possibilities: a huge luxurious master suite with the glorious wooden inverted hull ceiling, a game room, more bedrooms, storage and more storage.

Key facts

• First floor living
• Game room
• Deep yard

Tags

• DEEP YARD
• BORDERS FISHING CREEK
• FIRST FLOOR LIVING
• LUXURIOUS MASTER SUITE
• WOODEN INVERTED HULL CEILING
• GAME ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $149k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#1,670 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: amenities F, commute F, housing F.
• Southern Columbia Area SD (rural): math 45% / reading 62% proficiency, ranked #134 of 539 in PA (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hartman El Ctr (math 52% / reading 67%, grade B-, #377 of 1,518 statewide, top 28%, 456 students, 13% FRL); Southern Columbia Ms (math 31% / reading 61%, grade D+, #180 of 512 statewide, top 36%, 401 students, 24% FRL); Southern Columbia Hs (math 82% / reading 57%, grade B, #49 of 437 statewide, top 12%, 378 students, 15% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 18 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 82 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.14% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $208,716
• List price: $149,000
• Delta: -28.61%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.7%
• Equity multiple: 3.41×
• Total profit: $100,641
• Equity at exit: $134,231

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $281,127
• Equity at exit: $289,474

Cash invested: $41,720 (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 17820

• Home prices YoY: 5.7%
• Active inventory: 18
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$138 /mo · $1,661/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $306

Break-even live

Break-even rent $1,313

Max offer price $149,000

Occupancy floor 77%

Sensitivity live

Price	-10% $390	-5% $348	+0% $306	+5% $263	+10% $221
Rent	-10% $171	-5% $238	+0% $306	+5% $373	+10% $440
Rate	-1.0pp $381	-0.5pp $343	base $306	+0.5pp $267	+1.0pp $228

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2156 Hollow Rd Catawissa, PA	4.0	3.0	1456	$1,700	$1.17	46d	1	0.49mi

Listing history 4 events

1. 2026-05-11
   status Pending 423-char remark

   Show marketing remark (423 chars)

   Creekside getaway or full-time home. This sturdy church-to-home conversion has a lovely deep yard, borders a good fishing creek and is only 8 miles from Knoebel's Amusement Park, one of the great FREE parks in America. First floor living with the upper level inviting lots of possibilities: a huge luxurious master suite with the glorious wooden inverted hull ceiling, a game room, more bedrooms, storage and more storage.

2. 2026-05-06
   status Active 423-char remark

   Show marketing remark (423 chars)

   Creekside getaway or full-time home. This sturdy church-to-home conversion has a lovely deep yard, borders a good fishing creek and is only 8 miles from Knoebel's Amusement Park, one of the great FREE parks in America. First floor living with the upper level inviting lots of possibilities: a huge luxurious master suite with the glorious wooden inverted hull ceiling, a game room, more bedrooms, storage and more storage.

3. 2026-05-01
   historical Active Under Contract 423-char remark

   Show marketing remark (423 chars)

   Creekside getaway or full-time home. This sturdy church-to-home conversion has a lovely deep yard, borders a good fishing creek and is only 8 miles from Knoebel's Amusement Park, one of the great FREE parks in America. First floor living with the upper level inviting lots of possibilities: a huge luxurious master suite with the glorious wooden inverted hull ceiling, a game room, more bedrooms, storage and more storage.

4. 2026-03-28
   listed $149,000 Active 423-char remark

   Show marketing remark (423 chars)

   Creekside getaway or full-time home. This sturdy church-to-home conversion has a lovely deep yard, borders a good fishing creek and is only 8 miles from Knoebel's Amusement Park, one of the great FREE parks in America. First floor living with the upper level inviting lots of possibilities: a huge luxurious master suite with the glorious wooden inverted hull ceiling, a game room, more bedrooms, storage and more storage.

ⓘ 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: $1,661 · $138/mo
• Projected year-2 tax: $2,008 · $167/mo
• Expected delta: +$346/yr (+$29/mo · 20.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $20,400
• − Mortgage interest: −$8,346
• − Property taxes: −$1,661
• − Insurance: −$1,412
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$4,335
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $3,335/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: Southern Columbia Area SD
• NCES district ID: 4222260
• Math proficiency: 45% ▼ -14.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $52,296
• Composite: 45.84/100
• National rank: #2554
• State rank: #134 of 539 in PA

Livability — Slabtown

• Score: 54/100
• State rank: #1670
• US rank: #23744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Slabtown, PA
• Population (ZIP): 5,528

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Romanian 9% Polish 3% Iranian 3%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 12.86%
• Current HPI: 239.3791
• 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

4 events — show timeline

• 2026-05-11 Pending — CSVBR
• 2026-05-06 Relisted — CSVBR
• 2026-05-01 Contingent — CSVBR
• 2026-03-28 Listed $149,000 CSVBR

Property tax history

+3.6%/yr

Latest (2026): $1,661 · +4.5% YoY. Source: county tax records.