65 Fall Lane Ln · Herrick, PA 18470

$179,000

2 bd · 1.0 ba · 736 sqft · SingleFamily · 255 Days on market

Built 1975 Good condition 4,356 sqft lot $243/sqft · 11% above area Est $162k · 11% 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 +18.6/30.0
• Appreciation +7.0/10.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Nice beachcomber in the Village of Four Seasons. Newly remodeled kitchen with new stainless range, microwave and dishwasher. 8 x 20 enclosed screened in porch, perfect for hanging out in the summer or storage for skis in the winter. 2 bedrooms and 1 full bath. Radiant heat floors throughout. House is move in ready. Nice hot tub outside for those cold winter nights. The exterior of this home was just repainted. The Village of Four Seasons is a year round gated recreation community with 24 hr security, pools, tennis courts, lake for boating and fishing. Spend the summers here and let the kids have a ball. Close to skiing and rails to trails. This home comes partially furnished. Short term rentals not permitted.

Key facts

• Hot tub
• 24 hr security
• Pools

Tags

• NEWLY REMODELED KITCHEN
• ENCLOSED SCREENED IN PORCH
• HOT TUB
• GATED RECREATION COMMUNITY
• 24 HR SECURITY
• POOLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $179k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $178k (0.3% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 32 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $7k appreciation (4.1% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $161,526
• List price: $179,000
• Delta: 10.82%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Ranch View Rd Vw	0.01mi	2/1.0	768 (+4%)	9mo	$190,000	$247	85

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

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.86×
• Total profit: $43,210
• Equity at exit: $91,778

10-year hold

• IRR: 15.3%
• Equity multiple: 3.51×
• Total profit: $125,958
• Equity at exit: $150,931

Cash invested: $50,120 (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 18470

• Home prices YoY: 2.4%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,785 medium
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $173

Break-even live

Break-even rent $1,566

Max offer price $179,000

Occupancy floor 85%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $179,000 Active 255 DOM
2. 2026-06-17
   days on market $179,000 Active 254 DOM
3. 2026-06-16
   days on market $179,000 Active 253 DOM
4. 2026-06-15
   days on market $179,000 Active 252 DOM
5. 2026-06-14
   days on market $179,000 Active 250 DOM
6. 2026-06-13
   days on market $179,000 Active 249 DOM
7. 2026-06-10
   days on market $179,000 Active 247 DOM
8. 2026-06-09
   days on market $179,000 Active 246 DOM
9. 2026-06-08
   days on market $179,000 Active 245 DOM
10. 2026-06-07
    days on market $179,000 Active 244 DOM
11. 2026-06-03
    days on market $179,000 Active 240 DOM
12. 2026-06-02
    days on market $179,000 Active 239 DOM
13. 2026-06-01
    days on market $179,000 Active 238 DOM
14. 2026-05-31
    days on market $179,000 Active 237 DOM
15. 2026-05-30
    days on market $179,000 Active 236 DOM
16. 2026-03-06
    status Active 718-char remark

    Show marketing remark (718 chars)

    Nice beachcomber in the Village of Four Seasons. Newly remodeled kitchen with new stainless range, microwave and dishwasher. 8 x 20 enclosed screened in porch, perfect for hanging out in the summer or storage for skis in the winter. 2 bedrooms and 1 full bath. Radiant heat floors throughout. House is move in ready. Nice hot tub outside for those cold winter nights. The exterior of this home was just repainted. The Village of Four Seasons is a year round gated recreation community with 24 hr security, pools, tennis courts, lake for boating and fishing. Spend the summers here and let the kids have a ball. Close to skiing and rails to trails. This home comes partially furnished. Short term rentals not permitted.

17. 2025-09-30
    listed $179,000 Active 718-char remark

    Show marketing remark (718 chars)

    Nice beachcomber in the Village of Four Seasons. Newly remodeled kitchen with new stainless range, microwave and dishwasher. 8 x 20 enclosed screened in porch, perfect for hanging out in the summer or storage for skis in the winter. 2 bedrooms and 1 full bath. Radiant heat floors throughout. House is move in ready. Nice hot tub outside for those cold winter nights. The exterior of this home was just repainted. The Village of Four Seasons is a year round gated recreation community with 24 hr security, pools, tennis courts, lake for boating and fishing. Spend the summers here and let the kids have a ball. Close to skiing and rails to trails. This home comes partially furnished. Short term rentals not permitted.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,415
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$5,207
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $2,272/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 · 12 photos

Good 75/100 Cosmetic rehab

This single-family home is move-in ready with a newly remodeled kitchen and enclosed screened porch. It offers a good condition with minor cosmetic updates needed for optimal value.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace old windows — Improves energy efficiency and aesthetics
• Both Update kitchen appliances — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace old windows — Improves energy efficiency and aesthetics ↑
• Both Update kitchen appliances — Modernizes the space and adds 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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Herrick

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

Census & demographics

• Population (ZIP): 2,296

Population outlook (Susquehanna County) Hauer SSP2

• Today (2025): 37,552 people
• By 2030: 35,270 · -6.1%
• By 2040: 30,663 · -18.3%
• By 2050: 26,492 · -29.5%
• By 2075: 19,658 · -47.7%
• By 2100: 15,179 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Susquehanna

• 2024 margin: Solid R (+44.7) · D 27.2% · R 71.9%
• 2008→2024 swing: -33.0pp toward R · 2008: -11.7pp · 2024: -44.7pp
• All cycles: 2024: R+44.7 2020: R+41.2 2016: R+42.9 2012: R+21.4 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.10%
• Current HPI: 176.7866
• 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

• 2026-03-06 Relisted — GSBR as distributed by MLS GRID
• 2025-09-30 Listed $179,000 GSBR as distributed by MLS GRID