78 Champion Hill Rd · Eagles Mere, PA 17758

$120,000

4 bd · 1.0 ba · 1,888 sqft · SingleFamily public records · 8 Days on market

Built 1948 3.60 ac lot $64/sqft · 28% below area Est $163k · 26% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +5.2/10.0
• Schools +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nestled in the serene countryside of Sullivan County, within the picturesque Endless Mountains region, this 4-bedroom, 1-bath farmhouse has untapped potential. Spread across 3.6 acres of rolling land, this property offers a slice of rural tranquility that's perfect for those seeking a peaceful retreat or the opportunity to craft their dream homestead. The farmhouse, being sold as-is, invites your imagination and vision to bring it back to life. Featuring four bedrooms and a bath, the 3.6 acres provide endless possibilities--whether you envision starting a hobby farm, creating gardens, or simply being around nature.

Key facts

• 3.6 acres
• Hobby farm
• 3.6 acre lot

Tags

• 3.6 ACRES
• ENDLESS MOUNTAINS REGION
• HOBBY FARM

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water
• Home design: Residential property
• Construction: Block and aluminum siding exterior; Concrete perimeter foundation; Built area includes finished space above and below grade
• Exterior features: Wooded lot; Has a view

Interior

• Kitchen: Refrigerator; Range
• Flooring: Laminate; Wood; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Baseboard heat; No cooling
• Interior features: Refrigerator; Range; No fireplace
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $469 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• 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.
• Market conditions: 21 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 ($830 loan paydown + $583 appreciation (0.5% 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 (0.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.36% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.74%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $163,131
• List price: $120,000
• Delta: -26.44%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.87×
• Total profit: $29,131
• Equity at exit: $37,786

10-year hold

• IRR: 21.3%
• Equity multiple: 3.46×
• Total profit: $82,820
• Equity at exit: $47,841

Cash invested: $33,600 (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 17758

• Home prices YoY: 0.2%
• Active inventory: 21
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$140 /mo · $1,674/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $469

Break-even live

Break-even rent $1,036

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-14
   listed $120,000 Active 622-char remark

ⓘ 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: $1,674 · $140/mo
• Projected year-2 tax: $1,785 · $149/mo
• Expected delta: +$111/yr (+$9/mo · 6.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,558
• − Mortgage interest: −$6,722
• − Property taxes: −$1,674
• − Insurance: −$600
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,491
• Taxable income: $3,942
• Est. tax owed @ 24.0%: −$946
• After-tax cash flow: $4,679/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 — Eagles Mere

• Score: 63/100
• State rank: #1289
• US rank: #15769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 922

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 (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 2% Arabic 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: ▲ 0.49%
• Current HPI: 196.4569
• 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

• 2026-05-22 Pending — WBVAR
• 2026-05-14 Listed $120,000 WBVAR

Property tax history

+2.4%/yr

Latest (2026): $1,674 · +4.9% YoY. Source: county tax records.