5375 High St · Oakland, PA 18847

$140,000

4 bd · 2.0 ba · 1,552 sqft · SingleFamily · 8 Days on market

Built 1950 0.69 ac lot $90/sqft · 47% above area Est $95k · 47% over

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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).

• Cash flow +14.2/30.0
• Appreciation +7.5/10.0
• 1% rule +4.8/10.0
• DSCR +4.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Great potential in this spacious two-story home! Features include a convenient first-floor primary bedroom, three additional bedrooms upstairs, and two full baths. With some updating and personal touches, this home could shine. Situated on a generous lot with a paved driveway, large porch, and an oversized heated 3-car garage complete with full upper-level space ideal for storage or future expansion possibilities. Sold As-Is.

Key facts

• Paved driveway
• Large porch
• 0.69 acre lot

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• PAVED DRIVEWAY
• LARGE PORCH
• OVERSIZED HEATED GARAGE
• FULL UPPER-LEVEL SPACE

Property features AI

Finance

• Other: Living area approximately 1,552 (above grade finished area 1,552); Lot size about 0.69 acre; Land value reported

Exterior

• Parking: Detached garage; 3 garage spaces; Paved driveway; Driveway parking; 6 additional open parking spaces
• Utilities: Public water; Public sewer; Electricity connected with circuit breakers; Water connected; Sewer connected
• Home design: Single family residence; Two levels; Built in 1950; Vinyl siding; Stone foundation; Shingle roof; City street frontage on asphalt road
• Construction: Vinyl siding construction; Stone foundation; Shingle roof; Year built 1950
• Exterior features: Private yard with front and back yard; Awning(s); Patio; Covered front porch; Exterior storage

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Free-standing gas range
• Bedrooms: 4 bedrooms total; Primary bedroom (approximately 14.67 x 12.75); Bedroom 2 (approximately 10 x 11.9); Bedroom 3 (approximately 11.67 x 13.33)
• Flooring: Carpet; Linoleum; Laminate; Hardwood
• Bathrooms: 2 full bathrooms; Primary bathroom (approximately 14.75 x 6.08)
• Heating & cooling: Forced air heating (propane); Ceiling fans for cooling
• Interior features: Eat-in kitchen; Walk-in closets; High-speed internet; Crawl space attic access; Unfinished partial basement with dirt floor
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $22 ($262/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (1.8% below list).
• Recommended offer: $137k (1.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Susquehanna Community SD (rural): math 30% / reading 50% proficiency, ranked #364 of 539 in PA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 45 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($968 loan paydown + $7k appreciation (5.0% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,446 (1.8% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 8.5

CMA / ARV

• ARV (median comp): $95,345
• List price: $140,000
• Delta: 46.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Third Ave	0.41mi	4/2.0	1,720 (+11%)	9mo	$141,500	$82	55
5333 Prospect St	0.44mi	3/1.0 (-1)	1,584 (+2%)	19mo	$62,000	$39	52
5146 Prospect St	0.26mi	3/1.0 (-1)	1,450 (-7%)	21mo	$140,000	$97	51
396 Prospect St	0.53mi	4/1.0	1,454 (-6%)	19mo	$150,000	$103	45
235 Washington Street St	0.47mi	3/1.5 (-1)	1,612 (+4%)	23mo	$150,000	$93	45
57 Center Ln	0.54mi	3/2.0 (-1)	1,400 (-10%)	14mo	$253,500	$181	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.5%
• Equity multiple: 1.86×
• Total profit: $33,792
• Equity at exit: $79,393

10-year hold

• IRR: 14.3%
• Equity multiple: 3.58×
• Total profit: $101,107
• Equity at exit: $137,069

Cash invested: $39,200 (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 18847

• Home prices YoY: 4.2%
• Active inventory: 45
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,374 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$271 /mo · $3,258/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $22

Break-even live

Break-even rent $1,347

Max offer price $140,000

Occupancy floor 93%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-13
   listed $140,000 Active 429-char remark
2. 2019-08-12
   soldstatus $120,000

ⓘ 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: $3,258 · $271/mo
• Projected year-2 tax: $3,258 · $271/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $16,494
• − Mortgage interest: −$7,842
• − Property taxes: −$3,258
• − Insurance: −$700
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$4,073
• Taxable loss: −$2,018
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $746/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: Susquehanna Community SD
• NCES district ID: 4222980
• Math proficiency: 30% ▼ -17.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $39,980
• Composite: 33.46/100
• National rank: #5458
• State rank: #364 of 539 in PA

Livability — Oakland

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

Census & demographics

• Census place: Oakland, PA
• Population (ZIP): 5,082

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.01%
• Current HPI: 124.2656
• 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

+16.7% since first listed

3 events — show timeline

• 2026-05-22 Pending — GSBR as distributed by MLS GRID
• 2026-05-13 Listed $140,000 GSBR as distributed by MLS GRID
• 2019-08-12 Sold (Public Records) $120,000 Public Records

Property tax history

+1.9%/yr

Latest (2026): $3,258 · +2.1% YoY. Source: county tax records.