340 Mcbrink Dr · Kingsley, PA 16353

$74,000

2 bd · 1.0 ba · 697 sqft · SingleFamily · 59 Days on market

Fair condition 0.92 ac lot $106/sqft · at area comps Est $72k · at est. ↓ 18% since listing

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Why this score? — see what drove the C+ 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 +24.0/30.0
• Appreciation +7.9/10.0
• DSCR +7.7/10.0
• ARV discount +6.5/15.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Set on nearly an acre above Flying W Ranch, this 2-bedroom, 1-bath cabin offers a private, laid-back setting with room to breathe. The property features its own septic system and a shared well, with the option to install your own if desired. A spacious circle driveway provides easy access for guests, trailers, or extra parking. Inside, the cabin carries its vintage character with classic red formica countertops and a simple, functional layout. The exterior could use some light updating, but that's where the opportunity comes in—bring your vision and make it your own without paying a premium for someone else's finishes. Whether you're looking for a weekend getaway, hunting camp, or low-maintenance full-time option, this property offers a solid foundation in a peaceful setting.

Key facts

• Solid foundation
• Shared well
• Septic system

Tags

• SEPTIC SYSTEM
• SHARED WELL
• CIRCLE DRIVEWAY
• SOLID FOUNDATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $74k).
• Recommended offer: $72k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Forest Area SD (rural): math 41% / reading 59% proficiency, ranked #415 of 658 in PA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 28 active listings in the ZIP; 6 units permitted in Forest County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($512 loan paydown + $4k appreciation (5.9% local appreciation)).
• Forest County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $71,780 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $72,386
• List price: $74,000
• Delta: 2.23%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

5.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.45×
• Total profit: $30,112
• Equity at exit: $46,008

10-year hold

• IRR: 21.1%
• Equity multiple: 4.93×
• Total profit: $81,510
• Equity at exit: $82,995

Cash invested: $20,720 (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 16353

• Home prices YoY: 4.2%
• Active inventory: 28
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$388
• Tax est. 1.5%: −$92 /mo · $1,110/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $145

Break-even live

Break-even rent $647

Max offer price $74,000

Occupancy floor 78%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $74,000 Active 59 DOM
2. 2026-06-17
   days on market $74,000 Active 58 DOM
3. 2026-06-16
   days on market $74,000 Active 57 DOM
4. 2026-06-15
   days on market $74,000 Active 56 DOM
5. 2026-06-13
   days on market $74,000 Active 54 DOM
6. 2026-06-12
   days on market $74,000 Active 53 DOM
7. 2026-06-09
   days on market $74,000 Active 50 DOM
8. 2026-06-08
   days on market $74,000 Active 49 DOM
9. 2026-06-08
   days on market $74,000 Active 48 DOM
10. 2026-06-07
    days on market $74,000 Active 47 DOM
11. 2026-06-04
    days on market $74,000 Active 44 DOM
12. 2026-06-02
    days on market $74,000 Active 43 DOM
13. 2026-06-01
    days on market $74,000 Active 42 DOM
14. 2026-05-31
    days on market $74,000 Active 41 DOM
15. 2026-05-02
    price $74,000 792-char remark

    Show marketing remark (792 chars)

    Set on nearly an acre above Flying W Ranch, this 2-bedroom, 1-bath cabin offers a private, laid-back setting with room to breathe. The property features its own septic system and a shared well, with the option to install your own if desired. A spacious circle driveway provides easy access for guests, trailers, or extra parking. Inside, the cabin carries its vintage character with classic red formica countertops and a simple, functional layout. The exterior could use some light updating, but that's where the opportunity comes in—bring your vision and make it your own without paying a premium for someone else's finishes. Whether you're looking for a weekend getaway, hunting camp, or low-maintenance full-time option, this property offers a solid foundation in a peaceful setting.

16. 2026-04-20
    listed $79,000 Active 792-char remark

    Show marketing remark (792 chars)

    Set on nearly an acre above Flying W Ranch, this 2-bedroom, 1-bath cabin offers a private, laid-back setting with room to breathe. The property features its own septic system and a shared well, with the option to install your own if desired. A spacious circle driveway provides easy access for guests, trailers, or extra parking. Inside, the cabin carries its vintage character with classic red formica countertops and a simple, functional layout. The exterior could use some light updating, but that's where the opportunity comes in—bring your vision and make it your own without paying a premium for someone else's finishes. Whether you're looking for a weekend getaway, hunting camp, or low-maintenance full-time option, this property offers a solid foundation in a peaceful setting.

17. 2025-11-04
    price $74,000
18. 2025-08-28
    price $79,000
19. 2025-07-11
    listed $90,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,966
• − Mortgage interest: −$4,145
• − Property taxes: −$1,110
• − Insurance: −$370
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$2,153
• Taxable income: $593
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $1,594/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.

Condition & rehab AI · 11 photos

Fair 45/100 Moderate rehab

This cabin requires significant updates to its kitchen, bathroom, roof, exterior, and HVAC system to improve its condition and value. The property's location and septic system offer potential for a unique, low-maintenance living space.

Repairs flagged

• Major kitchen cabinets — severely dated and in poor condition
• Major kitchen countertops — dated and in poor condition
• Major kitchen appliances — dated and in poor condition
• Major bathroom fixtures — dated and possibly moldy
• Major roof — visible moss and potential water damage
• Major exterior siding — weathered and in poor condition
• Major exterior foundation — visible foundation issues
• Major HVAC system — old appliances
• Major windows — old, possibly single-pane windows

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizing the kitchen would significantly increase its appeal
• Resale new appliances — new appliances would make the kitchen more functional and appealing
• Resale new bathroom fixtures — new fixtures would improve the bathroom's functionality and appearance
• Resale new roof — a new roof would significantly improve the home's curb appeal and functionality
• Resale new exterior siding — new siding would improve the home's curb appeal and functionality
• Resale new HVAC system — a new HVAC system would improve the home's functionality and comfort
• Resale new windows — new windows would improve the home's functionality and appearance
• Both paint — painting the interior and exterior would improve the home's appearance and functionality
• Both landscaping — landscaping would improve the home's curb appeal and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely dated and in poor condition	Major	$15,000–50,000
kitchen countertops · dated and in poor condition	Major	$15,000–50,000
kitchen appliances · dated and in poor condition	Major	$15,000–50,000
bathroom fixtures · dated and possibly moldy	Major	$15,000–50,000
roof · visible moss and potential water damage	Major	$15,000–50,000
exterior siding · weathered and in poor condition	Major	$15,000–50,000
exterior foundation · visible foundation issues	Major	$15,000–50,000
HVAC system · old appliances	Major	$15,000–50,000
windows · old, possibly single-pane windows	Major	$15,000–50,000
Total estimated repair cost · 9 items		$135,000–450,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizing the kitchen would significantly increase its appeal ↑
• Resale new appliances — new appliances would make the kitchen more functional and appealing ↑
• Resale new bathroom fixtures — new fixtures would improve the bathroom's functionality and appearance ↑
• Resale new roof — a new roof would significantly improve the home's curb appeal and functionality ↑
• Resale new exterior siding — new siding would improve the home's curb appeal and functionality ↑
• Resale new HVAC system — a new HVAC system would improve the home's functionality and comfort ↑
• Resale new windows — new windows would improve the home's functionality and appearance ↑
• Both paint — painting the interior and exterior would improve the home's appearance and functionality ↑
• Both landscaping — landscaping would improve the home's curb appeal and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Forest Area SD
• NCES district ID: 4208280
• Math proficiency: 41% ▲ 4.00%
• Reading proficiency: 59% ▲ 3.00%
• Median HH income: $37,002
• Composite: 43.52/100
• National rank: #6452
• State rank: #415 of 658 in PA

Livability — Kingsley

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

Census & demographics

• Population (ZIP): 2,459

Population outlook (Forest County) Hauer SSP2

• Today (2025): 7,354 people
• By 2030: 7,340 · -0.2%
• By 2040: 7,255 · -1.3%
• By 2050: 6,992 · -4.9%
• By 2075: 5,878 · -20.1%
• By 2100: 4,869 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 5% Lithuanian 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Forest

• 2024 margin: Solid R (+44.5) · D 27.3% · R 71.8%
• 2008→2024 swing: -31.0pp toward R · 2008: -13.4pp · 2024: -44.5pp
• All cycles: 2024: R+44.5 2020: R+43.6 2016: R+44.0 2012: R+21.1 2008: R+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.89%
• Current HPI: 146.6533
• 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

-17.8% since first listed

5 events — show timeline

• 2026-05-02 Price Changed $74,000 AVBREALTORS
• 2026-04-20 Listed $79,000 AVBREALTORS
• 2025-11-04 Price Changed $74,000 AVBREALTORS
• 2025-08-28 Price Changed $79,000 AVBREALTORS
• 2025-07-11 Listed $90,000 AVBREALTORS