195 Old Route 62

Hickory, PA 16321

$65,000B

4 bd · 1.0 ba · 1,120 sqft · Built — · SingleFamily · Active · 16 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,134/mo
• Mortgage (P&I): −$341
• Tax + insurance: −$422
• HOA: −$0
• Vac / Maint / Mgmt: −$238
• Net cashflow: $133/mo
• Annual: $1,593/yr
• Cap rate: 14.54%
• Cash-on-cash: 29.44%
• DSCR: 2.31
• 1% rule: 1.74%
• Cash to close: $18,200

Investor read

• This is a 4-bed/1.0-bath single-family listed at $65k. Condition is rated fair.
• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• It's been on market 16 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (3.0% local appreciation)).
• Location reads 66/100 on livability (#1,020 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment A-; Watch: amenities F, commute F.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Forest El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 114 students, 100% FRL); West Forest Jshs (math 15% / reading 24%, grade F, #391 of 437 statewide, top 89%, 109 students, 63% FRL) — zoned schools average 82% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 50% district-wide (-20 pts) — the specific schools serving this property underperform the Forest Area SD average; the district grade overstates school quality for this exact location.
• Watch-outs: flood insurance adds $314/mo.
• Market conditions: 2 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.

Repairs flagged (vision-AI assessment)

• Major: roof — The roof appears to be in poor condition, with visible wear and tear.
• Major: exterior siding — The exterior siding is peeling and in need of repainting or replacement.
• Major: flooring — The flooring in the interior appears to be worn and in need of replacement.
• Major: interior walls — The interior walls show signs of wear and may need repainting or repairs.
• Major: bathrooms — The bathrooms appear to be in poor condition, with visible wear and tear.
• Major: kitchen — The kitchen appears to be in poor condition, with visible wear and tear.