237 Old Tioga Tpke · Fairmount, PA 17814

$49,900

3 bd · None ba · 1,403 sqft · SingleFamily public records · 8 Days on market

Built 1850 1.61 ac lot $36/sqft · 57% below area

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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 +6.2/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention: All Offers due on Wednesday May 13th by 12pm (noon). Calling all investors, builders, and outdoor enthusiasts this 1.6-acre country property is located just minutes from Ricketts Glen State Park Visitor Center. . The property offers a private setting with a small stream, scenic country views, and existing improvements including a well and on-lot septic system (cesspool). The existing cabin requires significant renovation and is being sold as-is. The existing septic system was previously used for the structure; condition and future use should be verified by the buyer. Septic testing has been completed and a design for a new system is available and will be provided to the buyer

Key facts

• 1.61 acre lot
• Built 1850
• Listed 8 days

Property features AI

Finance

• Other: Lot is 1.61 acres; Zoned residential; Directions: Old Tioga Turnpike, 1 mile from Red Rock
• Financial info: Annual tax listed

Exterior

• Parking: No on-site parking listed
• Utilities: No utilities details provided
• Home design: Single-family residential property
• Construction: Frame construction; No foundation details listed; Built area above grade
• Exterior features: Stream on the property; Shingle roof

Interior

• Interior features: 6 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $645 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Northwest Area SD (rural): math 21% / reading 35% proficiency, ranked #449 of 539 in PA (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 25 active listings in the ZIP; 349 units permitted in Luzerne County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $1k appreciation (2.5% local appreciation)).
• Luzerne County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.54% ✓
• Cap rate: 21.80%
• Cash-on-cash: 55.37%
• DSCR: 3.46
• GRM: 3.3

CMA / ARV

• ARV (median comp): $116,088
• List price: $49,900
• Delta: -57.02%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.8%
• Equity multiple: 4.27×
• Total profit: $45,731
• Equity at exit: $20,984

10-year hold

• IRR: 59.8%
• Equity multiple: 8.66×
• Total profit: $107,037
• Equity at exit: $31,251

Cash invested: $13,972 (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 17814

• Home prices YoY: 0.9%
• Active inventory: 25
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $645

Break-even live

Break-even rent $453

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $673	-5% $659	+0% $645	+5% $631	+10% $616
Rent	-10% $544	-5% $595	+0% $645	+5% $695	+10% $745
Rate	-1.0pp $670	-0.5pp $657	base $645	+0.5pp $632	+1.0pp $619

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-14
   status Pending 1240-char remark
2. 2026-05-05
   listed $49,900 Active 1240-char remark
3. 2022-06-23
   historical
4. 2020-09-08
   listed $39,500

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $906 · $76/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $15,230
• − Mortgage interest: −$2,795
• − Property taxes: −$906
• − Insurance: −$250
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,452
• Taxable income: $7,391
• Est. tax owed @ 24.0%: −$1,774
• After-tax cash flow: $5,962/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: Northwest Area SD
• NCES district ID: 4217790
• Math proficiency: 21% ▼ -18.00%
• Reading proficiency: 35% ▼ -23.00%
• Median HH income: $51,916
• Composite: 24.68/100
• National rank: #7618
• State rank: #449 of 539 in PA

Livability — Fairmount

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

Census & demographics

• Population (ZIP): 4,806

Population outlook (Luzerne County) Hauer SSP2

• Today (2025): 319,505 people
• By 2030: 319,943 · +0.1%
• By 2040: 322,643 · +1.0%
• By 2050: 330,817 · +3.5%
• By 2075: 379,145 · +18.7%
• By 2100: 431,908 · +35.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Pacific Islander 4% Two or more races 2% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 8% Iranian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 2%

Political lean MEDSL · Luzerne

• 2024 margin: R (+19.2) · D 40.0% · R 59.2%
• 2008→2024 swing: -27.6pp toward R · 2008: 8.4pp · 2024: -19.2pp
• All cycles: 2024: R+19.2 2020: R+14.4 2016: R+19.6 2012: D+4.8 2008: D+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.48%
• Current HPI: 269.4514
• 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

+26.6% since first listed

5 events — show timeline

• 2026-06-02 Sold (Public Records) $50,000 Public Records
• 2026-05-14 Pending — CSVBR
• 2026-05-05 Listed $49,900 CSVBR
• 2022-06-23 Delisted — CSVBR
• 2020-09-08 Listed $39,500 CSVBR

Property tax history

-3.5%/yr

Latest (2026): $906 · +4.1% YoY. Source: county tax records.