136 Camp Meeting Cir · Herndon, PA 17830

$33,000

2 bd · 1.0 ba · 888 sqft · Other · 399 Days on market

Built 1930 $37/sqft · 80% below area $63/mo HOA · 7% of rent

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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 +5.6/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Fully furnished, move-in-ready cottage with Living room, Kitchen, 2-Bed, 1-Bath, and gingerbread porch in a 100-year-old grove of trees in the beautiful, quiet countryside of central Pennsylvania. Insulated exterior walls. 12-year-old roof. 15-year-old siding. Furnishings include window air-conditioner, propane fireplace, ceiling fans, appliances, and furniture (pictured). Reduce your $750 annual lease to $600 by supporting the cleanup days in mid-April and October. Warm social community. Approximately 50 cottages with 10-day program of meetings in mid-July, and five annual social events in mid-April, on Memorial Day, July 4th, Labor Day, and mid-October. The camp is a beautiful and serenely quiet setting superb for recreation, relaxation or tranquil solitude. When Association events are not in session, it is typical to find that you are the only one at the grove and you can enjoy the quiet serenity and peacefulness without interruption. For more than a century, generations of members and cottage owners have gone there for vacations, weekends or time away. Community facilities (pictured) include auditorium, dining hall, baseball field, walking running track, tennis/basketball court, shuffleboard pavilion, playground/exercise system & innumerable walking trails with abundant wildlife throughout the larger community and region. Two miles to the Susquehanna River for boating, fishing and swimming. Near Knoebel’s Amusement Park, pool & golf course, Gratz Farmer’s Market and Millersburg Ferry. 20 Minutes to Sunbury/Selinsgrove (shopping), 1 hr. to Harrisburg & Lebanon, 1.5 Hrs. from Lancaster, 3.5 Hrs. to NYC. INQUIRY PROCESS: TEXT OR CALL LISTING AGENT. Property not viable for flipping or rental investment of any type.

Key facts

• Propane fireplace
• Ceiling fans
• 15 year old siding

Tags

• INSULATED EXTERIOR WALLS
• 12 YEAR OLD ROOF
• 15 YEAR OLD SIDING
• WINDOW AIR CONDITIONER
• PROPANE FIREPLACE
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $33k.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $33k).
• Recommended offer: $29k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#1,394 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, employment C-.
• Line Mountain SD (rural): math 31% / reading 60% proficiency, ranked #266 of 539 in PA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $621 of equity ($228 loan paydown + $393 appreciation (1.2% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 399 days — a 12% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $29,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 399 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.65% ✓
• Cap rate: 21.58%
• Cash-on-cash: 54.61%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (median comp): $165,730
• List price: $33,000
• Delta: -80.09%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 57.6%
• Equity multiple: 4.00×
• Total profit: $27,746
• Equity at exit: $11,595

10-year hold

• IRR: 58.8%
• Equity multiple: 8.08×
• Total profit: $65,382
• Equity at exit: $15,666

Cash invested: $9,240 (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 17830

• Home prices YoY: 0.8%
• Active inventory: 7
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$173
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$14
• HOA: −$63
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $420

Break-even live

Break-even rent $341

Max offer price $33,000

Occupancy floor 47%

Sensitivity live

Price	-10% $439	-5% $430	+0% $420	+5% $411	+10% $402
Rent	-10% $352	-5% $386	+0% $420	+5% $455	+10% $489
Rate	-1.0pp $437	-0.5pp $429	base $420	+0.5pp $412	+1.0pp $403

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: $8,250
• Closing costs: $990
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-21
   days on market $33,000 Active 399 DOM
2. 2026-06-18
   days on market $33,000 Active 397 DOM
3. 2026-06-17
   days on market $33,000 Active 396 DOM
4. 2026-06-16
   days on market $33,000 Active 395 DOM
5. 2026-06-15
   days on market $33,000 Active 394 DOM
6. 2026-06-13
   days on market $33,000 Active 392 DOM
7. 2026-06-12
   days on market $33,000 Active 391 DOM
8. 2026-06-09
   days on market $33,000 Active 388 DOM
9. 2026-06-08
   days on market $33,000 Active 387 DOM
10. 2026-06-08
    days on market $33,000 Active 386 DOM
11. 2026-06-05
    days on market $33,000 Active 384 DOM
12. 2026-06-04
    days on market $33,000 Active 382 DOM
13. 2026-06-02
    days on market $33,000 Active 381 DOM
14. 2026-06-01
    days on market $33,000 Active 380 DOM
15. 2026-05-31
    days on market $33,000 Active 379 DOM
16. 2025-05-17
    listed $33,000 Active 1774-char remark

    Show marketing remark (1774 chars)

    Fully furnished, move-in-ready cottage with Living room, Kitchen, 2-Bed, 1-Bath, and gingerbread porch in a 100-year-old grove of trees in the beautiful, quiet countryside of central Pennsylvania. Insulated exterior walls. 12-year-old roof. 15-year-old siding. Furnishings include window air-conditioner, propane fireplace, ceiling fans, appliances, and furniture (pictured). Reduce your $750 annual lease to $600 by supporting the cleanup days in mid-April and October. Warm social community. Approximately 50 cottages with 10-day program of meetings in mid-July, and five annual social events in mid-April, on Memorial Day, July 4th, Labor Day, and mid-October. The camp is a beautiful and serenely quiet setting superb for recreation, relaxation or tranquil solitude. When Association events are not in session, it is typical to find that you are the only one at the grove and you can enjoy the quiet serenity and peacefulness without interruption. For more than a century, generations of members and cottage owners have gone there for vacations, weekends or time away. Community facilities (pictured) include auditorium, dining hall, baseball field, walking running track, tennis/basketball court, shuffleboard pavilion, playground/exercise system & innumerable walking trails with abundant wildlife throughout the larger community and region. Two miles to the Susquehanna River for boating, fishing and swimming. Near Knoebel’s Amusement Park, pool & golf course, Gratz Farmer’s Market and Millersburg Ferry. 20 Minutes to Sunbury/Selinsgrove (shopping), 1 hr. to Harrisburg & Lebanon, 1.5 Hrs. from Lancaster, 3.5 Hrs. to NYC. INQUIRY PROCESS: TEXT OR CALL LISTING AGENT. Property not viable for flipping or rental investment of any type.

17. 2024-08-23
    historical
18. 2024-04-03
    listed $30,000 Active

ⓘ 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: $232 · $19/mo
• Projected year-2 tax: $377 · $31/mo
• Expected delta: +$144/yr (+$12/mo · 62.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,476
• − Mortgage interest: −$1,849
• − Property taxes: −$232
• − Insurance: −$165
• − Repairs & maintenance: −$838
• − Management: −$838
• − HOA: −$756
• − Depreciation: −$960
• Taxable income: $4,838
• Est. tax owed @ 24.0%: −$1,161
• After-tax cash flow: $3,885/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: Line Mountain SD
• NCES district ID: 4214460
• Math proficiency: 31% ▼ -13.00%
• Reading proficiency: 60% ▼ -8.00%
• Median HH income: $48,234
• Composite: 38.77/100
• National rank: #4122
• State rank: #266 of 539 in PA

Livability — Herndon

• Score: 61/100
• State rank: #1394
• US rank: #17586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,932

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 3% Iranian 3% Polish 3%
• Foreign-born: 1%
• Languages at home: 94% English-only · German/W. Germanic 5% Spanish 1%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.19%
• Current HPI: 159.6059
• 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

+10.0% since first listed

3 events — show timeline

• 2025-05-17 Listed $33,000 BRIGHT MLS
• 2024-08-23 Listing Removed — BRIGHT MLS
• 2024-04-03 Listed $30,000 BRIGHT MLS

Property tax history

+1.6%/yr

Latest (2026): $232 · +0.0% YoY. Source: county tax records.