338 Culp Rd

Rockefeller, PA 17801

$100,000F

4 bd · 3.0 ba · 3,264 sqft · Built 1983 · SingleFamily · Pending · 67 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,534/mo
• Mortgage (P&I): −$3,167
• Tax + insurance: −$1,006
• HOA: −$0
• Vac / Maint / Mgmt: −$322
• Net cashflow: $-2,961/mo
• Annual: $-35,533/yr
• Cap rate: 0.41%
• Cash-on-cash: -21.02%
• DSCR: 0.06
• 1% rule: 0.25%
• Cash to close: $169,075

Investor read

• This is a 4-bed/3.0-bath single-family listed at $100k.
• At list price, monthly cash flow is $-3k ($-36k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• It's been on market 67 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Shikellamy SD (town): math 33% / reading 47% proficiency, ranked #362 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oaklyn Sch (math 47% / reading 62%, grade C, #504 of 1,518 statewide, top 37%, 366 students, 100% FRL); Shikellamy Ms (math 24% / reading 43%, grade F, #342 of 512 statewide, top 67%, 674 students, 100% FRL); Shikellamy Hs (math 52% / reading 24%, grade F, #281 of 437 statewide, top 65%, 887 students, 93% FRL) — zoned schools average 98% FRL vs 46% district-wide (52 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: property tax is 9.1% of price.
• Market conditions: 43 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 3 sale attempts since 10y 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.

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?
• It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• 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.