39 Kens Ln

Heath, PA 15801

$38,500B+

1 bd · None ba · 651 sqft · Built 2007 · SingleFamily · Active · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $923/mo
• Mortgage (P&I): −$202
• Tax + insurance: −$64
• HOA: −$0
• Vac / Maint / Mgmt: −$194
• Net cashflow: $463/mo
• Annual: $5,561/yr
• Cap rate: 20.74%
• Cash-on-cash: 51.59%
• DSCR: 3.30
• 1% rule: 2.40%
• Cash to close: $10,780

Investor read

• This is a 1-bed/?-bath single-family listed at $38k. Condition is rated poor.
• 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).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $4k of equity ($266 loan paydown + $4k appreciation (10.0% local appreciation)).
• 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).
• Jefferson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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