77 S Zinns Mill Rd · Quentin, PA 17083

$180,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 4 Days on market

Built 1920 0.37 ac lot $157/sqft · 23% below area Est $235k · 23% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• Appreciation +5.0/10.0
• Schools +4.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.7/10.0

Listing remarks

* * * * Offer Deadline, May 5 at 7pm * * * * Attention investors and buyers seeking an opportunity to build equity—this property is full of potential. Situated on a private lot in West Cornwall Township, this compact yet functional home offers a versatile layout and a great foundation for customization. The main level features two bedrooms, a spacious family room, and a generously sized kitchen. The lower level provides additional flexibility with two bonus rooms or potential bedrooms, along with a dedicated laundry area and workshop space. Recent updates include a new oil furnace and a Kinetico water softener system. While the interior is ready for updates, it presents a valua

Key facts

• Workshop space
• Private lot
• Versatile layout

Tags

• PRIVATE LOT
• VERSATILE LAYOUT
• GENEROUSLY SIZED KITCHEN
• DEDICATED LAUNDRY AREA
• WORKSHOP SPACE
• NEW OIL FURNACE

Property features AI

Exterior

• Parking: Attached carport with 2 spaces; Driveway with 4 spaces; Total of 6 garage and parking spaces; Shared driveway; Crushed stone/gravel driveway
• Utilities: Public water; Public sewer; Above-ground utilities; Municipal trash not provided
• Home design: Detached structure
• Construction: Block, frame, brick veneer and vinyl siding construction; Shingle roof; Block foundation and crawl space; Year built (assessor source)
• Exterior features: Backs to trees; Private, rear yard; Landlocked; Deck(s); Shed; Above grade and below grade other structures

Interior

• Bedrooms: Two bedrooms on the main level; Two bedrooms on the lower level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: 90% forced air heating; Oil heating fuel; Window air conditioning units (electric)
• Interior features: Paneled and plaster walls; Partially finished basement with workshop and drain; Building not winterized; Not furnished; Grab bars (modified)
• Laundry & utility: Laundry in the basement; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $125k (30.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (36.2% below list).
• Recommended offer: $115k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,103 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Cornwall-Lebanon SD (suburban): math 37% / reading 56% proficiency, ranked #219 of 539 in PA (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cornwall El Sch (math 46% / reading 70%, grade C+, #430 of 1,518 statewide, top 29%, 534 students, 33% FRL); Cedar Crest Ms (math 24% / reading 59%, grade F, #234 of 512 statewide, top 47%, 1,302 students, 44% FRL); Cedar Crest Hs (math 77% / reading 34%, grade C, #93 of 437 statewide, top 22%, 1,633 students, 34% FRL).
• Market conditions: 2 active listings in the ZIP; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,850 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.22%
• Cash-on-cash: -7.41%
• DSCR: 0.67
• GRM: 13.1

CMA / ARV

• ARV (median comp): $234,762
• List price: $180,000
• Delta: -23.33%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,877
• Equity at exit: $80,936

10-year hold

• IRR: 4.5%
• Equity multiple: 1.68×
• Total profit: $34,472
• Equity at exit: $124,732

Cash invested: $50,400 (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 17083

• Active inventory: 2
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$199 /mo · $2,393/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-311

Break-even live

Break-even rent $1,542

Max offer price $125,058

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-260	+0% $-311	+5% $-362	+10% $-413
Rent	-10% $-402	-5% $-356	+0% $-311	+5% $-266	+10% $-220
Rate	-1.0pp $-220	-0.5pp $-265	base $-311	+0.5pp $-358	+1.0pp $-405

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-06
   status Pending 906-char remark
2. 2026-05-01
   listed $180,000 Active 906-char remark
3. 1970-08-13
   soldstatus $8,000

ⓘ 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: $2,393 · $199/mo
• Projected year-2 tax: $2,618 · $218/mo
• Expected delta: +$226/yr (+$19/mo · 9.4%)

ⓘ 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 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,782
• − Mortgage interest: −$10,083
• − Property taxes: −$2,393
• − Insurance: −$900
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$5,236
• Taxable loss: −$7,035
• Est. tax savings @ 24.0%: +$1,688
• After-tax cash flow: $-2,044/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: Cornwall-Lebanon SD
• NCES district ID: 4206840
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 56% ▼ -15.00%
• Median HH income: $62,483
• Composite: 41.0/100
• National rank: #3589
• State rank: #219 of 539 in PA

Livability — Quentin

• Score: 65/100
• State rank: #1103
• US rank: #12499

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quentin, PA

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+2150.0% since first listed

5 events — show timeline

• 2026-06-09 Sold (Public Records) $180,000 Public Records
• 2026-06-05 Sold (MLS) $180,000 BRIGHT MLS
• 2026-05-06 Pending — BRIGHT MLS
• 2026-05-01 Listed $180,000 BRIGHT MLS
• 1970-08-13 Sold (Public Records) $8,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $2,393 · +4.3% YoY. Source: county tax records.