124 Lincoln Way West

McConnellsburg, PA 17233

$114,900B-

4 bd · 1.0 ba · 1,640 sqft · Built 1900 · Other · Active · 34 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,266/mo
• Mortgage (P&I): −$603
• Tax + insurance: −$163
• HOA: −$0
• Vac / Maint / Mgmt: −$266
• Net cashflow: $234/mo
• Annual: $2,812/yr
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• 1% rule: 1.10%
• Cash to close: $32,172

Investor read

• This is a 4-bed/1.0-bath other listed at $115k.
• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• It's been on market 34 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Location reads 68/100 on livability (#909 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F, employment F.
• Central Fulton SD (rural): math 36% / reading 54% proficiency, ranked #278 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcconnellsburg El Sch (math 42% / reading 57%, grade D, #654 of 1,518 statewide, top 47%, 429 students, 50% FRL); Mcconnellsburg Ms (math 22% / reading 52%, grade F, #298 of 512 statewide, top 60%, 211 students, 51% FRL); Mcconnellsburg Hs (math 74% / reading 75%, grade A-, #31 of 437 statewide, top 7%, 291 students, 25% FRL) — zoned schools at 42% FRL track the district average.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 32 active listings in the ZIP; 18 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).
• Fulton County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.
• 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.
• 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.