28 Church St · Mildred, PA 18628

$62,500

4 bd · 1.0 ba · 1,776 sqft · SingleFamily · 1 Days on market

Built 1900 Fair condition 0.38 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

THE CHARM IS STILL THERE in this once beautiful home in the Village of Lopez. This stately 2 story home with the beautiful woodwork, wood floors, wrap around porch, , 4 bedrooms, walk up attic and closed in back porch needs someone to put it back to its once beautiful charm. Home has no central heat and the electric needs to be upgraded. The roof was just replaced in April. Bring your ideas and tools. A true handyman's challenge.

Key facts

• 0.38 acre lot
• Built 1900

Property features AI

Exterior

• Utilities: Private well water
• Home design: Two-story single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Shingle roof

Interior

• Bedrooms: Not specified
• Bathrooms: 1 full bathroom
• Interior features: Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $62k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $273 of equity ($432 loan paydown + $-159 appreciation (-0.2% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.2% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.23% ✓
• Cap rate: 19.10%
• Cash-on-cash: 45.73%
• DSCR: 3.03
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.28×
• Total profit: $39,925
• Equity at exit: $17,359

10-year hold

• IRR: 49.7%
• Equity multiple: 6.54×
• Total profit: $96,914
• Equity at exit: $20,247

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 18628

• Home prices YoY: -0.2%
• Active inventory: 3
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,391 medium
• Mortgage (P&I): −$328
• Tax est. 1.5%: −$78 /mo · $938/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $667

Break-even live

Break-even rent $547

Max offer price $62,500

Occupancy floor 47%

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 2 events

1. 2026-05-18
   status Pending
2. 2026-05-16
   listed $62,500 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,691
• − Mortgage interest: −$3,501
• − Property taxes: −$938
• − Insurance: −$312
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$1,818
• Taxable income: $7,451
• Est. tax owed @ 24.0%: −$1,788
• After-tax cash flow: $6,214/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 Extensive rehab

This once-beautiful home in the Village of Lopez requires extensive repairs and updates to its exterior, interior, and systems to restore its charm and increase its value.

Repairs flagged

• Major siding — The siding is weathered and needs replacement.
• Major paint — The paint is peeling and needs repainting.
• Major flooring — The flooring is damaged and needs replacement.
• Major wallpaper — The wallpaper is peeling and needs to be removed and replaced.
• Major central heating — The home has no central heat and needs to be installed.
• Major electric — The electric needs to be upgraded.

Value-add opportunities

• Resale repair and replace siding — New siding will improve the home's curb appeal and increase its resale value.
• Resale paint and repair interior walls — New paint and repairs will improve the home's interior and increase its resale value.
• Both install central heating — Central heating will improve the home's comfort and energy efficiency, benefiting both resale and rental value.
• Both upgrade electric — Upgrading the electric will improve the home's functionality and energy efficiency, benefiting both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · The siding is weathered and needs replacement.	Major	$15,000–50,000
paint · The paint is peeling and needs repainting.	Major	$15,000–50,000
flooring · The flooring is damaged and needs replacement.	Major	$15,000–50,000
wallpaper · The wallpaper is peeling and needs to be removed and replaced.	Major	$15,000–50,000
central heating · The home has no central heat and needs to be installed.	Major	$15,000–50,000
electric · The electric needs to be upgraded.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale repair and replace siding — New siding will improve the home's curb appeal and increase its resale value. ↑
• Resale paint and repair interior walls — New paint and repairs will improve the home's interior and increase its resale value. ↑
• Both install central heating — Central heating will improve the home's comfort and energy efficiency, benefiting both resale and rental value. ↑
• Both upgrade electric — Upgrading the electric will improve the home's functionality and energy efficiency, benefiting both resale and rental 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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 of 539 in PA

Livability — Mildred

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

Census & demographics

• Population (ZIP): 152

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 6% Polish 3% Slovene 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.25%
• Current HPI: 162.6446
• 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

2 events — show timeline

• 2026-05-18 Pending — NMPA
• 2026-05-16 Listed $62,500 NMPA