80 Benders Rd

Eagles Mere, PA 17758

$199,500F

4 bd · 1.5 ba · 1,720 sqft · Built 1896 · SingleFamily · Pending · 5 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,574/mo
• Mortgage (P&I): −$1,046
• Tax + insurance: −$247
• HOA: −$0
• Vac / Maint / Mgmt: −$331
• Net cashflow: $-50/mo
• Annual: $-596/yr
• Cap rate: 5.99%
• Cash-on-cash: -1.07%
• DSCR: 0.95
• 1% rule: 0.79%
• Cash to close: $55,860

Investor read

• This is a 4-bed/1.5-bath single-family listed at $200k.
• 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).
• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $157k (21.1% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($1k loan paydown + $969 appreciation (0.5% local appreciation)).
• 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).
• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 21 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.

Questions for listing agent

• 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?
• Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.