68 Thompson Ln · Forksville, PA 17768

$80,000

2 bd · 1.0 ba · 904 sqft · SingleFamily · 48 Days on market

Built 1951 Fair condition

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Why this score? — see what drove the C+ 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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Check out this cabin off the beaten path in Sullivan County! Steps away from the Hoagland Branch of Loyalsock Creek. Featuring 2 bedrooms, one having bunk beds. There is 1 bathroom with a stand up shower. Don't ever feel worried about staying warm if you're there in the winter. Cabin has electric heat and there's a rather large wood stove plopped right in the center that burns real HOT! This is on a leased lot. Current lease is $900/year. There are two sheds included. Cabin will be sold with absolutely everything included, MINUS PERSONAL ITEMS removed by seller before settlement. Seller does return to property every two weeks to maintain and mow. Room measurements should be independently ve

Key facts

• Wood stove
• Two sheds included
• Electric heat

Tags

• ELECTRIC HEAT
• WOOD STOVE
• TWO SHEDS INCLUDED

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Security: Smoke detector(s)
• Utilities: Private well water; Electric service with circuit breakers
• Home design: Residential property
• Construction: Frame construction with aluminum and wood siding; Shingle roof; No foundation listed
• Exterior features: Deck; Screened porch; Covered porch; Level, cleared lot; Waterfront lot with river access; Has a view

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Wood heating; Baseboard heating; Ceiling fan cooling (no central air)
• Interior features: Ceiling fans; Wood-burning stove fireplace; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,437 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: health & safety D, amenities F, commute F.
• 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: 16 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 $489 of equity ($553 loan paydown + $-64 appreciation (-0.1% 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 (-0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.12% ✓
• Cap rate: 8.65%
• Cash-on-cash: 8.42%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.33×
• Total profit: $7,381
• Equity at exit: $22,908

10-year hold

• IRR: 12.2%
• Equity multiple: 2.32×
• Total profit: $29,526
• Equity at exit: $27,281

Cash invested: $22,400 (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 17768

• Home prices YoY: -0.1%
• Active inventory: 16
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $157

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 78%

Sensitivity live

Price	-10% $212	-5% $185	+0% $157	+5% $130	+10% $102
Rent	-10% $86	-5% $122	+0% $157	+5% $193	+10% $228
Rate	-1.0pp $197	-0.5pp $178	base $157	+0.5pp $136	+1.0pp $115

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 48 DOM
2. 2026-06-18
   days on market $80,000 Active 47 DOM
3. 2026-06-17
   days on market $80,000 Active 46 DOM
4. 2026-06-16
   days on market $80,000 Active 45 DOM
5. 2026-06-15
   days on market $80,000 Active 44 DOM
6. 2026-06-14
   days on market $80,000 Active 42 DOM
7. 2026-06-12
   days on market $80,000 Active 41 DOM
8. 2026-06-09
   days on market $80,000 Active 38 DOM
9. 2026-06-08
   days on market $80,000 Active 37 DOM
10. 2026-06-07
    days on market $80,000 Active 36 DOM
11. 2026-06-05
    days on market $80,000 Active 33 DOM
12. 2026-06-03
    days on market $80,000 Active 32 DOM
13. 2026-06-02
    days on market $80,000 Active 31 DOM
14. 2026-06-01
    days on market $80,000 Active 30 DOM
15. 2026-05-31
    days on market $80,000 Active 29 DOM
16. 2026-05-30
    days on market $80,000 Active 28 DOM
17. 2026-04-30
    listed $80,000 Active 650-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,785
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$2,327
• Taxable income: $651
• Est. tax owed @ 24.0%: −$156
• After-tax cash flow: $1,730/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 cabin requires significant repairs and updates to its kitchen, bathrooms, exterior, and HVAC system. Improvements in these areas will significantly increase its resale and rental value.

Repairs flagged

• Major Kitchen appliances — Outdated and worn
• Major Bathroom fixtures — Worn and outdated
• Major Exterior siding — Peeling and faded
• Major Flooring — Worn and stained
• Major Interior walls/paint — Peeling and worn
• Major Windows — Old and may need replacement
• Major HVAC appliances — Outdated and may need replacement

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract buyers
• Resale Bathroom renovation — Up-to-date bathroom will appeal to buyers
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal
• Resale Flooring replacement — New flooring will enhance the home's appearance
• Resale Interior painting and wall repairs — Fresh paint and repairs will improve the home's appearance
• Resale Window replacement — New windows will improve energy efficiency and curb appeal
• Resale HVAC system replacement — Modern HVAC system will improve comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Improved landscaping will enhance the home's curb appeal and attract buyers

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen appliances · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Worn and outdated	Major	$15,000–50,000
Exterior siding · Peeling and faded	Major	$15,000–50,000
Flooring · Worn and stained	Major	$15,000–50,000
Interior walls/paint · Peeling and worn	Major	$15,000–50,000
Windows · Old and may need replacement	Major	$15,000–50,000
HVAC appliances · Outdated and may need replacement	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances will attract buyers ↑
• Resale Bathroom renovation — Up-to-date bathroom will appeal to buyers ↑
• Resale Exterior painting and siding repair — Fresh paint and repairs will improve curb appeal ↑
• Resale Flooring replacement — New flooring will enhance the home's appearance ↑
• Resale Interior painting and wall repairs — Fresh paint and repairs will improve the home's appearance ↑
• Resale Window replacement — New windows will improve energy efficiency and curb appeal ↑
• Resale HVAC system replacement — Modern HVAC system will improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Improved landscaping will enhance the home's curb appeal and attract buyers ↑

ⓘ 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 — Forksville

• Score: 61/100
• State rank: #1437
• US rank: #18397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 385

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Black 5%
• Common ancestry: Romanian 8% Italian 3% Slovak 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

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: ▼ -0.08%
• Current HPI: 162.4894
• 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

• 2026-04-30 Listed $80,000 WBVAR