1181 Whitecreek Rd

Auburn, PA 18630

$155,000D+

4 bd · 1.5 ba · 1,723 sqft · Built 1900 · SingleFamily · Active · 57 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,396/mo
• Mortgage (P&I): −$813
• Tax + insurance: −$258
• HOA: −$0
• Vac / Maint / Mgmt: −$293
• Net cashflow: $31/mo
• Annual: $378/yr
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• 1% rule: 0.90%
• Cash to close: $43,400

Investor read

• This is a 4-bed/1.5-bath single-family listed at $155k. Condition is rated poor.
• 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).
• It's been on market 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $140k (10.0% below list) — sets the bar for 1% rule.
• In year one you build about $2k of equity ($1k loan paydown + $644 appreciation (0.4% local appreciation)).
• 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.
• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 5 active listings in the ZIP; 80 units permitted in Susquehanna County in 2024 (5 in 5+ unit buildings).
• Susquehanna County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.

Repairs flagged (vision-AI assessment)

• 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