39 Kens Ln · Heath, PA 15801

$38,500

1 bd · None ba · 651 sqft · SingleFamily · 13 Days on market

Built 2007 Poor condition 10,018 sqft lot ↓ 14% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Discover your rustic retreat at 39 Kens Lane in Sigel, within the charming Paine Farm community on the edge of Clear-Creek State Forest. This cozy camp offers a unique opportunity for those seeking a peaceful escape surrounded by nature. The camp features a spacious bedroom large enough for a king-size bed. Two extra rooms offer potential for small bunk beds, enhancing occupancy. Recent renovations, including new siding, a new roof, and updated windows, ensure a well-protected and efficient space. Modern conveniences such as a microwave, electric refrigerator, and propane stove are complemented by a newly installed pellet stove for warmth. While there is no running water, fresh spring water nearby is available for cooking and cleaning. Minutes from the Clarion River and Big Bear State Park, outdoor enthusiasts will enjoy activities like kayaking and hiking. Whether for a weekend escape or a seasonal retreat, this property offers a serene and rejuvenating experience.

Key facts

• Covered front porch
• Wood stove
• Clarion river

Tags

• COVERED FRONT PORCH
• WOOD STOVE
• LOCATION IN THE WOODS
• CLARION RIVER
• CLEAR CREEK START PARK

Property features AI

Finance

• Other: Zoning: Rules & Regs

Exterior

• Parking: Open parking; Shared driveway
• Utilities: Spring water source (also listed as none); 100 Amp electric service with circuit breakers
• Home design: Manufactured house; Mobile home (camp/seasonal subtype); One level; Metal siding; Metal roof; Lot rented (approx. 100' x 100')
• Construction: Pillar/post/pier foundation; Built with metal siding
• Exterior features: Front porch; Shed(s)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Flooring: Other flooring
• Heating & cooling: Electric heating; Wall furnace; Wood heating; No central cooling
• Interior features: Wood-burning stove fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/?-bath single-family listed at $38k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($923 rent vs $38k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Brookville Area SD (town): math 36% / reading 49% proficiency, ranked #326 of 539 in PA (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 41 active listings in the ZIP; 41 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($266 loan paydown + $4k appreciation (10.0% local appreciation)).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $38,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 2.40% ✓
• Cap rate: 20.74%
• Cash-on-cash: 51.59%
• DSCR: 3.30
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 65.0%
• Equity multiple: 5.68×
• Total profit: $50,497
• Equity at exit: $34,684

10-year hold

• IRR: 58.5%
• Equity multiple: 12.64×
• Total profit: $125,522
• Equity at exit: $74,797

Cash invested: $10,780 (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 15801

• Home prices YoY: 6.3%
• Active inventory: 41
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $923 medium
• Mortgage (P&I): −$202
• Tax est. 1.5%: −$48 /mo · $578/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $463

Break-even live

Break-even rent $337

Max offer price $38,500

Occupancy floor 45%

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: $9,625
• Closing costs: $1,155
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $38,500 Active 13 DOM
2. 2026-06-17
   days on market $38,500 Active 12 DOM
3. 2026-06-16
   days on market $38,500 Active 11 DOM
4. 2026-06-15
   days on market $38,500 Active 10 DOM
5. 2026-06-13
   days on market $38,500 Active 8 DOM
6. 2026-06-12
   days on market $38,500 Active 7 DOM
7. 2026-06-09
   days on market $38,500 Active 4 DOM
8. 2026-06-08
   days on market $38,500 Active 3 DOM
9. 2026-06-08
   days on market $38,500 Active 2 DOM
10. 2026-06-07
    remarks 264-char remark
11. 2026-06-07
    listed $38,500 Active 1 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,081
• − Mortgage interest: −$2,157
• − Property taxes: −$578
• − Insurance: −$192
• − Repairs & maintenance: −$886
• − Management: −$886
• − Depreciation: −$1,120
• Taxable income: $5,261
• Est. tax owed @ 24.0%: −$1,263
• After-tax cash flow: $4,298/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 · 8 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. Significant investment is needed to improve its physical condition and increase its value.

Repairs flagged

• Major Exterior siding — Worn and needs replacement
• Major Flooring — Worn and uneven, needs replacement
• Major Interior walls — Worn and needs repainting
• Major Windows — Old and possibly leaky, needs replacement

Value-add opportunities

• Both New exterior siding — Enhances curb appeal and value
• Both New flooring — Improves comfort and value
• Both Repainting interior walls — Enhances appearance and value
• Both New windows — Improves energy efficiency and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Worn and needs replacement	Major	$15,000–50,000
Flooring · Worn and uneven, needs replacement	Major	$15,000–50,000
Interior walls · Worn and needs repainting	Major	$15,000–50,000
Windows · Old and possibly leaky, needs replacement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both New exterior siding — Enhances curb appeal and value ↑
• Both New flooring — Improves comfort and value ↑
• Both Repainting interior walls — Enhances appearance and value ↑
• Both New windows — Improves energy efficiency and value ↑

ⓘ 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: Brookville Area SD
• NCES district ID: 4204320
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $43,071
• Composite: 35.86/100
• National rank: #4818
• State rank: #326 of 539 in PA

Livability — Heath

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

Census & demographics

• Population (ZIP): 20,251

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 42,134 people
• By 2030: 40,512 · -3.8%
• By 2040: 36,747 · -12.8%
• By 2050: 32,755 · -22.3%
• By 2075: 24,402 · -42.1%
• By 2100: 16,398 · -61.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Romanian 8% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Solid R (+58.5) · D 20.4% · R 78.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -29.8pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+58.9 2016: R+59.8 2012: R+45.4 2008: R+29.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.17%
• Current HPI: 273.6078
• 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

-14.4% since first listed

3 events — show timeline

• 2026-06-05 Listed $38,500 AVBREALTORS
• 2026-02-02 Delisted — West Penn MLS
• 2025-09-03 Listed $45,000 West Penn MLS