1689 Cork Hill Rd · Little Meadows, PA 18812

$250,000

4 bd · 3.0 ba · 3,352 sqft · SingleFamily · 218 Days on market

Built 1994 17 ac lot $75/sqft · 46% below area Est $463k · 46% under ↓ 25% since listing

---

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 +5.9/30.0
• Appreciation +5.7/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

Key facts

• Prime location
• 17 acre lot
• 2 garage spots

Tags

• 17 ACRE WOODED RETREAT
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-484 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (37.0% below list).
• Recommended offer: $157k (37.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,454 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, crime B+; Watch: schools D, amenities F, commute F.
• Montrose Area SD (rural): math 35% / reading 61% proficiency, ranked #214 of 539 in PA (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 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 $5k of equity ($2k loan paydown + $4k appreciation (1.5% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $85k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $157,414 (37.0% 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. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.30%
• DSCR: 0.63
• GRM: 13.2

CMA / ARV

• ARV (median comp): $463,056
• List price: $250,000
• Delta: -46.01%
• Verdict: UNDERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

1.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.71×
• Total profit: $-20,471
• Equity at exit: $91,371

10-year hold

• IRR: -0.4%
• Equity multiple: 0.95×
• Total profit: $-3,377
• Equity at exit: $126,228

Cash invested: $70,000 (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 18812

• Home prices YoY: 0.9%
• Active inventory: 10
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $-484

Break-even live

Break-even rent $2,187

Max offer price $179,947

Occupancy floor —

Sensitivity live

Price	-10% $-311	-5% $-398	+0% $-484	+5% $-571	+10% $-657
Rent	-10% $-608	-5% $-546	+0% $-484	+5% $-422	+10% $-360
Rate	-1.0pp $-358	-0.5pp $-421	base $-484	+0.5pp $-549	+1.0pp $-615

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $250,000 Active 218 DOM
2. 2026-06-19
   days on market $250,000 Active 216 DOM
3. 2026-06-18
   days on market $250,000 Active 215 DOM
4. 2026-06-17
   days on market $250,000 Active 214 DOM
5. 2026-06-16
   days on market $250,000 Active 213 DOM
6. 2026-06-15
   days on market $250,000 Active 212 DOM
7. 2026-06-14
   days on market $250,000 Active 210 DOM
8. 2026-06-13
   days on market $250,000 Active 209 DOM
9. 2026-06-10
   days on market $250,000 Active 207 DOM
10. 2026-06-09
    days on market $250,000 Active 206 DOM
11. 2026-06-08
    days on market $250,000 Active 205 DOM
12. 2026-06-07
    days on market $250,000 Active 204 DOM
13. 2026-06-05
    days on market $250,000 Active 201 DOM
14. 2026-06-03
    days on market $250,000 Active 200 DOM
15. 2026-06-02
    days on market $250,000 Active 199 DOM
16. 2026-06-01
    days on market $250,000 Active 198 DOM
17. 2026-05-31
    days on market $250,000 Active 197 DOM
18. 2026-05-30
    days on market $250,000 Active 196 DOM
19. 2026-04-20
    status Active 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

20. 2026-04-09
    price $250,000 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

21. 2026-03-09
    price $261,900 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

22. 2026-02-06
    price $273,900 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

23. 2026-01-07
    price $285,000 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

24. 2025-11-14
    listed $335,000 Active 584-char remark

    Show marketing remark (584 chars)

    Discover the perfect blend of privacy and natural beauty with this expansive 17 acre wooded retreat near the PA/NY border. Located in the heart of scenic Northeast of Pennsylvania, this property offers a serene escape with endless possibilities. Whether you're dreaming of a private estate, recreational haven this Prime location has easy access to both Pennsylvania and New York. The existing home on site needs work and has been vacant, condition is unknown on well & septic, property sold as is , as of listing date. DO NOT ENTER PROPERTY WITHOUT AN APPOINMENT AND A REALTOR.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $18,890
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$7,273
• Taxable loss: −$10,409
• Est. tax savings @ 24.0%: +$2,498
• After-tax cash flow: $-3,311/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: Montrose Area SD
• NCES district ID: 4215810
• Math proficiency: 35% ▼ -16.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $50,819
• Composite: 41.1/100
• National rank: #3569
• State rank: #214 of 539 in PA

Livability — Little Meadows

• Score: 60/100
• State rank: #1454
• US rank: #18657

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,584

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Romanian 6% Slovak 4% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Other Indo-European 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: ▲ 1.46%
• Current HPI: 163.7239
• 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

-25.4% since first listed

6 events — show timeline

• 2026-04-20 Relisted — GSBR as distributed by MLS GRID
• 2026-04-09 Price Changed $250,000 GSBR as distributed by MLS GRID
• 2026-03-09 Price Changed $261,900 GSBR as distributed by MLS GRID
• 2026-02-06 Price Changed $273,900 GSBR as distributed by MLS GRID
• 2026-01-07 Price Changed $285,000 GSBR as distributed by MLS GRID
• 2025-11-14 Listed $335,000 GSBR as distributed by MLS GRID