80 Benders Rd · Eagles Mere, PA 17758

$199,500

4 bd · 1.5 ba · 1,720 sqft · SingleFamily public records · 5 Days on market

Built 1896 1.53 ac lot Est $157k · 27% over

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Why this score? — see what drove the F 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 +11.9/30.0
• Appreciation +5.2/10.0
• DSCR +3.5/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home.

Key facts

• Marble flooring
• Bonus space
• Back deck

Tags

• GRANITE COUNTERTOPS
• MARBLE FLOORING
• BONUS SPACE
• BACK DECK
• DETACHED GARAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-50 ($-596/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.1% below list).
• Recommended offer: $157k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#1,289 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+; Watch: health & safety D, amenities F, commute F.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sullivan Co El Sch (math 32% / reading 47%, grade F, #947 of 1,518 statewide, top 65%, 329 students, 51% FRL); Sullivan Co Jshs (math 27% / reading 47%, grade F, #289 of 437 statewide, top 67%, 287 students, 39% FRL).
• Market conditions: 21 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($1k loan paydown + $969 appreciation (0.5% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y 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.
• Current owner paid $123k; list at $200k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,450 (21.1% 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 1896 — 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. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $156,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Valley Rd	0.07mi	3/2.0 (-1)	1,764 (+3%)	11mo	$160,000	$91	76

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

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.92×
• Total profit: $-4,429
• Equity at exit: $62,820

10-year hold

• IRR: 3.7%
• Equity multiple: 1.42×
• Total profit: $23,432
• Equity at exit: $79,535

Cash invested: $55,860 (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 17758

• Home prices YoY: 0.2%
• Active inventory: 21
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-50

Break-even live

Break-even rent $1,637

Max offer price $190,729

Occupancy floor 98%

Sensitivity live

Price	-10% $63	-5% $7	+0% $-50	+5% $-106	+10% $-163
Rent	-10% $-174	-5% $-112	+0% $-50	+5% $13	+10% $75
Rate	-1.0pp $51	-0.5pp $1	base $-50	+0.5pp $-101	+1.0pp $-154

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-03-25
   status Pending
2. 2026-03-20
   listed $199,500 Active
3. 2017-10-10
   soldstatus $123,000
4. 2017-10-03
   soldstatus $123,000 367-char remark

   Show marketing remark (444 chars)

   Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home. Property in Flood Zone A. Call Dee Fowler, LA, for appointments 570-419-3478

5. 2017-10-03
   soldstatus $123,000 444-char remark

   Show marketing remark (444 chars)

   Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home. Property in Flood Zone A. Call Dee Fowler, LA, for appointments 570-419-3478

6. 2017-10-03
   soldstatus

   Show marketing remark (444 chars)

   Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home. Property in Flood Zone A. Call Dee Fowler, LA, for appointments 570-419-3478

7. 2017-06-09
   listed $135,000 444-char remark

   Show marketing remark (444 chars)

   Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home. Property in Flood Zone A. Call Dee Fowler, LA, for appointments 570-419-3478

8. 2017-04-15
   listed $135,000
9. 2017-04-14
   listed $135,000 367-char remark

   Show marketing remark (367 chars)

   Beautifully remodeled, ready to move into home on 1.53 acres along a quiet road. Everything has been updated. Granite counter tops. tile floors, marble floors in laundry and bath, electric, all new plumbing, new well new furnace. Original hardwood floors in Living room 2+ car detached garage with storage above. All you have to do is move in and enjoy your new home.

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$591/yr (+$49/mo · 30.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,894
• − Mortgage interest: −$11,175
• − Property taxes: −$1,970
• − Insurance: −$998
• − Repairs & maintenance: −$1,512
• − Management: −$1,512
• − Depreciation: −$5,804
• Taxable loss: −$4,075
• Est. tax savings @ 24.0%: +$978
• After-tax cash flow: $382/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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 of 539 in PA

Livability — Eagles Mere

• Score: 63/100
• State rank: #1289
• US rank: #15769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 922

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.49%
• Current HPI: 196.4569
• 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

+47.8% since first listed

9 events — show timeline

• 2026-03-25 Pending — WBVAR
• 2026-03-20 Listed $199,500 WBVAR
• 2017-10-10 Sold (Public Records) $123,000 Public Records
• 2017-10-03 Sold (MLS) — WBVAR
• 2017-10-03 Sold (MLS) $123,000 CSVBR
• 2017-10-03 Sold (MLS) $123,000 NMPA
• 2017-06-09 Listed $135,000 CSVBR
• 2017-04-15 Listed $135,000 WBVAR
• 2017-04-14 Listed $135,000 NMPA

Property tax history

+5.7%/yr

Latest (2026): $1,970 · +4.9% YoY. Source: county tax records.