149 Cabin Ln · Saville, PA 17037

$100,000

2 bd · 1.0 ba · 788 sqft · SingleFamily public records · 53 Days on market

Built 1968 1.00 ac lot $127/sqft · 50% below area Est $199k · 50% under

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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 +15.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you're looking for a hunting cabin or a mountain vacation cabin, this property was made for you. Beautiful mountain views, with a cozy living area and propane fireplace. (No need to chop wood!) Electricity and running water. Fully equipped kitchen, bathroom with shower, furniture included. Extremely private and near State Game Lands. Check it out. Depending on the map or GPS the property is listed as either Ickesburg or Loysville. Follow the directional signs. See the map included with the photos. Sold "As Is. "

Key facts

• 1 acre lot
• 4 parking spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $37 ($449/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (12.4% below list).
• Recommended offer: $88k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• West Perry SD (rural): math 37% / reading 60% proficiency, ranked #189 of 539 in PA (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 107 units permitted in Perry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.6% local appreciation)).
• Perry County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, 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 53 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $87,565 (12.4% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.60%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $199,107
• List price: $100,000
• Delta: -49.78%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

3.63% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.63×
• Total profit: $17,773
• Equity at exit: $48,533

10-year hold

• IRR: 12.6%
• Equity multiple: 3.00×
• Total profit: $55,891
• Equity at exit: $77,696

Cash invested: $28,000 (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 17037

• Home prices YoY: 2.4%
• Active inventory: 6
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,059/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $37

Break-even live

Break-even rent $828

Max offer price $100,000

Occupancy floor 91%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $100,000 Active 53 DOM
2. 2026-06-17
   days on market $100,000 Active 52 DOM
3. 2026-06-16
   days on market $100,000 Active 51 DOM
4. 2026-06-15
   days on market $100,000 Active 50 DOM
5. 2026-06-14
   days on market $100,000 Active 48 DOM
6. 2026-06-13
   pricedays on market $100,000 Active 47 DOM
7. 2026-06-10
   days on market $130,000 Active 45 DOM
8. 2026-06-09
   days on market $130,000 Active 44 DOM
9. 2026-06-08
   days on market $130,000 Active 43 DOM
10. 2026-06-07
    days on market $130,000 Active 42 DOM
11. 2026-06-03
    days on market $130,000 Active 38 DOM
12. 2026-06-02
    days on market $130,000 Active 37 DOM
13. 2026-06-01
    days on market $130,000 Active 36 DOM
14. 2026-05-31
    days on market $130,000 Active 35 DOM
15. 2026-05-31
    days on market $130,000 Active 34 DOM
16. 2026-04-27
    listed $130,000 Active 530-char remark

    Show marketing remark (530 chars)

    If you're looking for a hunting cabin or a mountain vacation cabin, this property was made for you. Beautiful mountain views, with a cozy living area and propane fireplace. (No need to chop wood!) Electricity and running water. Fully equipped kitchen, bathroom with shower, furniture included. Extremely private and near State Game Lands. Check it out. Depending on the map or GPS the property is listed as either Ickesburg or Loysville. Follow the directional signs. See the map included with the photos. Sold "As Is. "

17. 2026-04-22
    historical $130,000 530-char remark

    Show marketing remark (530 chars)

    If you're looking for a hunting cabin or a mountain vacation cabin, this property was made for you. Beautiful mountain views, with a cozy living area and propane fireplace. (No need to chop wood!) Electricity and running water. Fully equipped kitchen, bathroom with shower, furniture included. Extremely private and near State Game Lands. Check it out. Depending on the map or GPS the property is listed as either Ickesburg or Loysville. Follow the directional signs. See the map included with the photos. Sold "As Is. "

18. 2019-08-12
    soldstatus $44,000
19. 2019-08-06
    soldstatus $44,000 Closed 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

20. 2019-05-27
    status Pending 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

21. 2019-05-14
    status Active 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

22. 2019-04-30
    status Pending 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

23. 2019-04-23
    status Active 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

24. 2019-04-04
    status Pending 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

25. 2019-04-02
    listed $47,900 Active 546-char remark

    Show marketing remark (546 chars)

    If you are looking for the perfect hunting cabin or mountain get away, then this cabin is for you!This cabin is private, scenic and is located perfectly near state game lands. The cabin comes fully furnished, has running water, electricity and even an indoor shower! The living room has a propane fireplace, the kitchen comes with all the appliances you could ever need (even 2 refrigerators). It's prior use was a seasonal hunting cabin where the owner created many wonderful memories hunting and fishing. Start creating your own memories today!

26. 1975-01-06
    soldstatus $6,500

ⓘ 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: $1,059 · $88/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$260/yr (+$22/mo · 24.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,508
• − Mortgage interest: −$5,602
• − Property taxes: −$1,059
• − Insurance: −$500
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,909
• Taxable loss: −$1,244
• Est. tax savings @ 24.0%: +$298
• After-tax cash flow: $747/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: West Perry SD
• NCES district ID: 4225740
• Math proficiency: 37% ▼ -6.00%
• Reading proficiency: 60% ▼ -1.00%
• Median HH income: $55,647
• Composite: 41.99/100
• National rank: #3338
• State rank: #189 of 539 in PA

Livability — Saville

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

Census & demographics

• Population (ZIP): 1,140

Population outlook (Perry County) Hauer SSP2

• Today (2025): 44,250 people
• By 2030: 42,862 · -3.1%
• By 2040: 39,574 · -10.6%
• By 2050: 36,001 · -18.6%
• By 2075: 27,991 · -36.7%
• By 2100: 20,936 · -52.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Polish 35% Romanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 69% English-only · German/W. Germanic 31%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+49.3) · D 24.8% · R 74.1% · Other 1.0%
• 2008→2024 swing: -15.6pp toward R · 2008: -33.7pp · 2024: -49.3pp
• All cycles: 2024: R+49.3 2020: R+50.1 2016: R+51.9 2012: R+38.8 2008: R+33.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.63%
• Current HPI: 156.29
• 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

+1900.0% since first listed

11 events — show timeline

• 2026-04-27 Listed $130,000 BRIGHT MLS
• 2026-04-22 Coming Soon $130,000 BRIGHT MLS
• 2019-08-12 Sold (Public Records) $44,000 Public Records
• 2019-08-06 Sold (MLS) $44,000 BRIGHT MLS
• 2019-05-27 Pending — BRIGHT MLS
• 2019-05-14 Relisted — BRIGHT MLS
• 2019-04-30 Pending — BRIGHT MLS
• 2019-04-23 Relisted — BRIGHT MLS
• 2019-04-04 Pending — BRIGHT MLS
• 2019-04-02 Listed $47,900 BRIGHT MLS
• 1975-01-06 Sold (Public Records) $6,500 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,059 · -7.8% YoY. Source: county tax records.