1181 Whitecreek Rd · Auburn, PA 18630

$155,000

4 bd · 1.5 ba · 1,723 sqft · SingleFamily · 57 Days on market

Built 1900 Poor condition 13 ac lot $90/sqft · 51% below area ↓ 7% since listing

---

Why this score? — see what drove the D+ 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 +14.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.2/10.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks

Escape to the peace and potential of country living with this beautiful 12.85-acre property. Surrounded by nature, this serene setting offers open space, privacy, and your very own ponds - perfect for relaxing afternoons or casting a line right at home. The existing 4-bedroom, 1-bath home is in need of repair or possibly removal, presenting a unique opportunity to create your dream retreat from the ground up. Whether you envision a custom home, weekend getaway, recreational haven, or your own farmstead, this property provides the space and flexibility for gardens, animals, and a more self-sufficient lifestyle. All of this while still being just a short drive to local towns for shopping, din

Key facts

• Privacy
• Open space
• 12.85-acre property

Tags

• 12.85-ACRE PROPERTY
• YOUR VERY OWN PONDS
• OPEN SPACE
• PRIVACY
• SPACE AND FLEXIBILITY

Property features AI

Finance

• Other: Approximately 12.85-acre lot; County road frontage with paved road access

Exterior

• Parking: Off-street parking; Unpaved parking; Outside parking
• Utilities: Water from spring and well; Electricity available (100 Amp service); Water service available; Sewer: unknown
• Home design: Single family residence; Two levels; Built in 1900; Stone foundation; Lap siding exterior
• Construction: Lap siding construction; Metal roof; Stone foundation; Originally built in 1900
• Exterior features: Private yard; Back yard; Wooded lot; Scenic views; Sloped-up terrain; Private setting; Pond on lot; Metal roof

Interior

• Kitchen: Dishwasher; Eat-in kitchen
• Bedrooms: 4 bedrooms
• Flooring: Carpet; Vinyl; Tile; Linoleum
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Electric heating; Oil heating; Wood stove heating; No central air / cooling
• Interior features: Beamed ceilings; Eat-in kitchen; Ceiling fan(s); Wood burning stove / fireplace
• Laundry & utility: Washer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $155k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $31 ($378/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 $140k (10.0% below list).
• Recommended offer: $140k (10.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,478 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Elk Lake SD (rural): math 30% / reading 51% proficiency, ranked #345 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elk Lake El Sch (math 36% / reading 51%, grade F, #866 of 1,518 statewide, top 57%, 554 students, 44% FRL); Elk Lake Jshs (math 23% / reading 50%, grade F, #296 of 437 statewide, top 68%, 555 students, 34% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 5 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 $2k of equity ($1k loan paydown + $644 appreciation (0.4% local appreciation)).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,575 (10.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.3

CMA / ARV

• ARV (median comp): $316,783
• List price: $155,000
• Delta: -51.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

0.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $544
• Equity at exit: $48,254

10-year hold

• IRR: 5.5%
• Equity multiple: 1.62×
• Total profit: $26,985
• Equity at exit: $60,663

Cash invested: $43,400 (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 18630

• Home prices YoY: 0.3%
• Active inventory: 5
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,396 medium
• Mortgage (P&I): −$813
• Tax est. 1.5%: −$194 /mo · $2,325/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $31

Break-even live

Break-even rent $1,356

Max offer price $155,000

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $85	+0% $31	+5% $-22	+10% $-76
Rent	-10% $-79	-5% $-24	+0% $31	+5% $87	+10% $142
Rate	-1.0pp $110	-0.5pp $71	base $31	+0.5pp $-9	+1.0pp $-50

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $155,000 Active 57 DOM
2. 2026-06-21
   days on market $155,000 Active 56 DOM
3. 2026-06-18
   days on market $155,000 Active 54 DOM
4. 2026-06-17
   days on market $155,000 Active 53 DOM
5. 2026-06-16
   days on market $155,000 Active 52 DOM
6. 2026-06-15
   days on market $155,000 Active 51 DOM
7. 2026-06-13
   days on market $155,000 Active 49 DOM
8. 2026-06-12
   days on market $155,000 Active 48 DOM
9. 2026-06-09
   days on market $155,000 Active 45 DOM
10. 2026-06-08
    days on market $155,000 Active 44 DOM
11. 2026-06-08
    days on market $155,000 Active 43 DOM
12. 2026-06-07
    days on market $155,000 Active 42 DOM
13. 2026-06-04
    days on market $155,000 Active 39 DOM
14. 2026-06-02
    days on market $155,000 Active 38 DOM
15. 2026-06-01
    days on market $155,000 Active 37 DOM
16. 2026-05-31
    days on market $155,000 Active 36 DOM
17. 2026-04-25
    listed $166,000 Active 789-char remark

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,749
• − Mortgage interest: −$8,682
• − Property taxes: −$2,325
• − Insurance: −$775
• − Repairs & maintenance: −$1,340
• − Management: −$1,340
• − Depreciation: −$4,509
• Taxable loss: −$2,222
• Est. tax savings @ 24.0%: +$533
• After-tax cash flow: $911/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

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates to become move-in ready. Significant investment is needed to restore its condition and increase its value.

Repairs flagged

• Major exterior siding — Severe peeling and damage
• Major interior walls — Significant damage and debris
• Major roof — Visible damage and potential leaks
• Major flooring — Damaged and uneven

Value-add opportunities

• Both Landscaping and curb appeal — Improves property's visual appeal and marketability
• Both Interior and exterior repairs — Restores functionality and enhances property's value
• Both Kitchen and bathroom updates — Modernizes the home and increases its marketability

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe peeling and damage	Major	$15,000–50,000
interior walls · Significant damage and debris	Major	$15,000–50,000
roof · Visible damage and potential leaks	Major	$15,000–50,000
flooring · Damaged and uneven	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and curb appeal — Improves property's visual appeal and marketability ↑
• Both Interior and exterior repairs — Restores functionality and enhances property's value ↑
• Both Kitchen and bathroom updates — Modernizes the home and increases its marketability ↑

ⓘ 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: Elk Lake SD
• NCES district ID: 4209150
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 51% ▼ -10.00%
• Median HH income: $50,260
• Composite: 34.85/100
• National rank: #5093
• State rank: #345 of 539 in PA

Livability — Auburn

• Score: 60/100
• State rank: #1478
• US rank: #19078

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,027

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 7% Lithuanian 3% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 0.42%
• Current HPI: 118.1398
• 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

-6.6% since first listed

2 events — show timeline

• 2026-05-29 Price Changed $155,000 GSBR as distributed by MLS GRID
• 2026-04-25 Listed $166,000 GSBR as distributed by MLS GRID