18935 Heavner Ln · Cromwell, PA 17243

$89,900

2 bd · None ba · 1,440 sqft · Other public records · 400 Days on market

Built 1976 10 ac lot

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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 +29.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.1/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2-bedroom cabin on 10.4 acres, complete with a stunning view from the deck, an outhouse, and a rainwater collection system, represents a true escape. It's a place where one can disconnect from the demands of modern life, embrace the tranquility of nature, and revel in the breathtaking beauty of their own mountain retreat.

Key facts

• 10.4 acres
• 10.4 acre lot
• Built 1976

Tags

• RAINWATER COLLECTION SYSTEM
• 10.4 ACRES

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Southern Huntingdon County SD (rural): math 22% / reading 45% proficiency, ranked #428 of 539 in PA (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 70 units permitted in Huntingdon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.2% local appreciation)).
• Huntingdon County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 400 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 400 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.21% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.88%
• DSCR: 1.71
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.24% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 2.13×
• Total profit: $28,465
• Equity at exit: $36,654

10-year hold

• IRR: 22.5%
• Equity multiple: 4.02×
• Total profit: $76,100
• Equity at exit: $53,716

Cash invested: $25,172 (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 17243

• Home prices YoY: 2.2%
• Active inventory: 9
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,090 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$19 /mo · $227/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $333

Break-even live

Break-even rent $668

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $89,900 Active 400 DOM
2. 2026-06-17
   days on market $89,900 Active 399 DOM
3. 2026-06-16
   days on market $89,900 Active 398 DOM
4. 2026-06-15
   days on market $89,900 Active 397 DOM
5. 2026-06-13
   days on market $89,900 Active 395 DOM
6. 2026-06-12
   days on market $89,900 Active 394 DOM
7. 2026-06-09
   days on market $89,900 Active 391 DOM
8. 2026-06-08
   days on market $89,900 Active 390 DOM
9. 2026-06-08
   days on market $89,900 Active 389 DOM
10. 2026-06-07
    days on market $89,900 Active 388 DOM
11. 2026-06-04
    days on market $89,900 Active 385 DOM
12. 2026-06-02
    days on market $89,900 Active 384 DOM
13. 2026-06-01
    days on market $89,900 Active 383 DOM
14. 2026-05-31
    days on market $89,900 Active 382 DOM
15. 2025-10-03
    price $89,900 328-char remark

    Show marketing remark (328 chars)

    This 2-bedroom cabin on 10.4 acres, complete with a stunning view from the deck, an outhouse, and a rainwater collection system, represents a true escape. It's a place where one can disconnect from the demands of modern life, embrace the tranquility of nature, and revel in the breathtaking beauty of their own mountain retreat.

16. 2025-08-19
    price $94,900 328-char remark

    Show marketing remark (328 chars)

    This 2-bedroom cabin on 10.4 acres, complete with a stunning view from the deck, an outhouse, and a rainwater collection system, represents a true escape. It's a place where one can disconnect from the demands of modern life, embrace the tranquility of nature, and revel in the breathtaking beauty of their own mountain retreat.

17. 2025-05-14
    listed $99,900 Active 328-char remark

    Show marketing remark (328 chars)

    This 2-bedroom cabin on 10.4 acres, complete with a stunning view from the deck, an outhouse, and a rainwater collection system, represents a true escape. It's a place where one can disconnect from the demands of modern life, embrace the tranquility of nature, and revel in the breathtaking beauty of their own mountain retreat.

18. 2025-01-13
    soldstatus $80,000
19. 2025-01-03
    soldstatus $80,000 Closed 245-char remark

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

20. 2025-01-03
    soldstatus $80,000 Closed

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

21. 2024-12-03
    status Pending 245-char remark

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

22. 2024-12-03
    status Pending

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

23. 2024-06-20
    price $99,000 245-char remark

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

24. 2024-06-20
    price $99,000

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

25. 2024-04-06
    listed $105,000 Active 245-char remark

    Show marketing remark (245 chars)

    When you need to get away, this could be the perfect location! A perfect spot to come stay to enjoy the local fishing and hunting! Sit at the firepit and cook over the fire. A short drive to the Pa Turnpike. Close to the East Broad Top Railroad.

26. 2024-04-05
    listed $105,000 Active
27. 2021-11-23
    soldstatus $60,100
28. 2021-11-22
    soldstatus $60,100
29. 2021-08-02
    listed $64,900
30. 2011-05-27
    soldstatus $33,900
31. 2002-02-08
    soldstatus $33,900

ⓘ 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: $227 · $19/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$597/yr (+$50/mo · 262.9%)

ⓘ 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 2/10 Low 5 d/yr ≥97°F today · 11 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,078
• − Mortgage interest: −$5,036
• − Property taxes: −$227
• − Insurance: −$450
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,615
• Taxable income: $2,658
• Est. tax owed @ 24.0%: −$638
• After-tax cash flow: $3,360/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 Huntingdon County SD
• NCES district ID: 4222320
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 45% ▼ -8.00%
• Median HH income: $45,193
• Composite: 28.55/100
• National rank: #6730
• State rank: #428 of 539 in PA

Livability — Cromwell

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

Census & demographics

• Population (ZIP): 1,156

Population outlook (Huntingdon County) Hauer SSP2

• Today (2025): 44,212 people
• By 2030: 43,057 · -2.6%
• By 2040: 40,537 · -8.3%
• By 2050: 37,844 · -14.4%
• By 2075: 31,411 · -29.0%
• By 2100: 23,907 · -45.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 6% Portuguese 2% Iranian 2%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Huntingdon

• 2024 margin: Solid R (+52.9) · D 23.2% · R 76.1%
• 2008→2024 swing: -25.4pp toward R · 2008: -27.5pp · 2024: -52.9pp
• All cycles: 2024: R+52.9 2020: R+51.0 2016: R+50.7 2012: R+37.4 2008: R+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.24%
• Current HPI: 104.1168
• 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

+165.2% since first listed

17 events — show timeline

• 2025-10-03 Price Changed $89,900 HCBR
• 2025-08-19 Price Changed $94,900 HCBR
• 2025-05-14 Listed $99,900 HCBR
• 2025-01-13 Sold (Public Records) $80,000 Public Records
• 2025-01-03 Sold (MLS) $80,000 BRIGHT MLS
• 2025-01-03 Sold (MLS) $80,000 HCBR
• 2024-12-03 Pending — HCBR
• 2024-12-03 Pending — BRIGHT MLS
• 2024-06-20 Price Changed $99,000 HCBR
• 2024-06-20 Price Changed $99,000 BRIGHT MLS
• 2024-04-06 Listed $105,000 HCBR
• 2024-04-05 Listed $105,000 BRIGHT MLS
• 2021-11-23 Sold (Public Records) $60,100 Public Records
• 2021-11-22 Sold (MLS) $60,100 HCBR
• 2021-08-02 Listed $64,900 HCBR
• 2011-05-27 Sold (Public Records) $33,900 Public Records
• 2002-02-08 Sold (Public Records) $33,900 Public Records

Property tax history

-5.9%/yr

Latest (2026): $227 · +2.2% YoY. Source: county tax records.