240 S German St · Dushore, PA 18614

$145,000

4 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 76 Days on market

Built 1900 7,841 sqft lot Est $133k · 9% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• ARV discount +3.5/15.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained 4 bedroom house in the boro of Dushore. Solid wood floors throughout. New bathroom on the first floor. Newer vinyl replacement windows throughout the house. Spacious kitchen for the cook in the family. Enjoy the large back and front covered porches. The back porch overlooks the back yard area. Enjoy small town living!!

Key facts

• New bathroom
• Large front porch
• Spacious kitchen

Tags

• SOLID WOOD FLOORS
• NEW BATHROOM
• SPACIOUS KITCHEN
• LARGE BACK PORCH
• LARGE FRONT PORCH

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public sewer
• Home design: Single-family residential home; Two stories
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Oil heating
• Interior features: Electric water heater; Seven total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,622 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, 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.
• Market conditions: 13 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 $1k of equity ($1k loan paydown + $76 appreciation (0.1% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $133,280
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Headley Ave	0.36mi	3/2.0 (-1)	1,648 (+5%)	6mo	$125,000	$76	60
129-131 Headley Ave	0.47mi	3/2.0 (-1)	1,616 (+3%)	15mo	$75,000	$46	52
122 Headley Ave	0.37mi	3/1.5 (-1)	1,364 (-13%)	7mo	$167,000	$122	48
181 E Cherry St	0.58mi	3/1.5 (-1)	1,686 (+8%)	7mo	$210,000	$125	48
106 William Ave	0.63mi	3/1.0 (-1)	1,419 (-10%)	10mo	$20,000	$14	42
128 Headley Ave	0.39mi	3/2.0 (-1)	1,759 (+12%)	15mo	$150,000	$85	40
143 Carpenter St	0.68mi	3/1.0 (-1)	1,346 (-14%)	21mo	$140,000	$104	22

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

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.32×
• Total profit: $12,856
• Equity at exit: $42,485

10-year hold

• IRR: 11.7%
• Equity multiple: 2.29×
• Total profit: $52,189
• Equity at exit: $51,374

Cash invested: $40,600 (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 18614

• Home prices YoY: 0.0%
• Active inventory: 13
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$95 /mo · $1,136/yr
• Insurance: −$60
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $263

Break-even live

Break-even rent $1,229

Max offer price $145,000

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-05
   status $145,000 Pending 76 DOM
2. 2026-06-03
   days on market $145,000 Active Under Contract 76 DOM
3. 2026-06-02
   days on market $145,000 Active Under Contract 75 DOM
4. 2026-06-01
   days on market $145,000 Active Under Contract 74 DOM
5. 2026-05-31
   days on market $145,000 Active Under Contract 73 DOM
6. 2026-05-30
   days on market $145,000 Active Under Contract 72 DOM
7. 2026-03-29
   historical Active Under Contract
8. 2026-03-01
   listed $145,000 Active

ⓘ 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: $1,136 · $95/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$578/yr (+$48/mo · 50.9%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,740
• − Mortgage interest: −$8,122
• − Property taxes: −$1,136
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$4,218
• Taxable income: $874
• Est. tax owed @ 24.0%: −$210
• After-tax cash flow: $2,943/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 — Dushore

• Score: 57/100
• State rank: #1622
• US rank: #22209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dushore, PA
• Population (ZIP): 1,987

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Indo-European 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: ▲ 0.05%
• Current HPI: 179.841
• 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

2 events — show timeline

• 2026-03-29 Contingent — NMPA
• 2026-03-01 Listed $145,000 NMPA

Property tax history

+1.8%/yr

Latest (2026): $1,136 · +2.6% YoY. Source: county tax records.