473 Meadow Rd · Shippen, PA 15834

$32,500

2 bd · 1.0 ba · 904 sqft · Other · 13 Days on market

Built 1945 8,712 sqft lot $36/sqft · 56% below area

---

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
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 bedroom, 1 bath, ranch home on a . 20-acre lot with a 2-car detached garage and decent sized back yard. . The home does need TLC, repairs and updates but offers a solid opportunity for investment, downsizing, or affordable homeownership. Property is being sold AS-IS with cash sale only.

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1945

Property features AI

Exterior

• Parking: 2-car garage; Asphalt driveway/parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Single-unit property
• Construction: Vinyl siding; Block foundation; Shingle roof
• Exterior features: Deck; 60 x 150 lot (approximately 0.2 acre); Residential zoning

Interior

• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $32k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $25k (23.6% below list).
• Meets the 1% rule at list price ($800 rent vs $32k).
• Recommended offer: $25k (23.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Cameron County SD (town): math 36% / reading 61% proficiency, ranked #231 of 539 in PA (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland El Sch (math 47% / reading 72%, grade B-, #377 of 1,518 statewide, top 28%, 263 students, 63% FRL); Cameron County Jshs (math 17% / reading 42%, grade F, #349 of 437 statewide, top 81%, 170 students, 54% FRL) — zoned schools average 58% FRL vs 34% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $177 of equity ($225 loan paydown + $-48 appreciation (-0.1% local appreciation)).
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; flood insurance adds $460/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,828 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.46% ✓
• Cap rate: 18.16%
• Cash-on-cash: 42.38%
• DSCR: 2.89
• GRM: 3.4

CMA / ARV

• ARV (median comp): $73,442
• List price: $32,500
• Delta: -55.75%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-0.15% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -23.4%
• Equity multiple: -0.06×
• Total profit: $-9,683
• Equity at exit: $9,198

10-year hold

• IRR: -15.2%
• Equity multiple: -0.58×
• Total profit: $-14,409
• Equity at exit: $10,867

Cash invested: $9,100 (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 15834

• Home prices YoY: -0.2%
• Active inventory: 16
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$14
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-139

Break-even live

Break-even rent $976

Max offer price $24,828

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-130	+0% $-139	+5% $-148	+10% $-157
Rent	-10% $-202	-5% $-171	+0% $-139	+5% $-107	+10% $-76
Rate	-1.0pp $-123	-0.5pp $-131	base $-139	+0.5pp $-147	+1.0pp $-156

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 W 6th St Emporium, PA	2.0	1.0	900	$800	$0.89	45d	1	1.43mi

Listing history 1 events

1. 2026-05-09
   listed $32,500 Active 289-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,520 · $127/mo
• Projected year-2 tax: $1,520 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 97% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°F today · 20 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,600
• − Mortgage interest: −$1,821
• − Property taxes: −$1,520
• − Insurance: −$5,688
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$945
• Taxable loss: −$1,909
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $-1,210/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.

Schools (NCES district)

• District: Cameron County SD
• NCES district ID: 4204830
• Math proficiency: 36% ▼ -7.00%
• Reading proficiency: 61% ▼ -9.00%
• Median HH income: $40,115
• Composite: 40.49/100
• National rank: #3714
• State rank: #231 of 539 in PA

Livability — Shippen

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

Census & demographics

• Census place: Prospect Park, PA
• Population (ZIP): 4,086

Population outlook (Cameron County) Hauer SSP2

• Today (2025): 4,072 people
• By 2030: 3,706 · -9.0%
• By 2040: 3,010 · -26.1%
• By 2050: 2,443 · -40.0%
• By 2075: 1,663 · -59.2%
• By 2100: 1,296 · -68.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Lithuanian 2% Serbian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cameron

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.2%
• 2008→2024 swing: -30.5pp toward R · 2008: -19.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+46.7 2016: R+50.7 2012: R+29.8 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.15%
• Current HPI: 77.9153
• 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

• 2026-05-22 Pending — ECBR
• 2026-05-09 Listed $32,500 ECBR

Property tax history

+0.8%/yr

Latest (2026): $1,520 · +0.0% YoY. Source: county tax records.