473 Meadow Rd

Prospect Park, PA 15834

$32,500B+

2 bd · 1.0 ba · 904 sqft · Built 1945 · Other · Pending · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $800/mo
• Mortgage (P&I): −$170
• Tax + insurance: −$601
• HOA: −$0
• Vac / Maint / Mgmt: −$168
• Net cashflow: $-139/mo
• Annual: $-1,668/yr
• Cap rate: 18.16%
• Cash-on-cash: 42.38%
• DSCR: 2.89
• 1% rule: 2.46%
• Cash to close: $9,100

Investor read

• This is a 2-bed/1.0-bath other listed at $32k.
• 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).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $25k (23.6% below list) — sets the bar for cash-flow.
• In year one you build about $177 of equity ($225 loan paydown + $-48 appreciation (-0.1% local appreciation)).
• Location reads 84/100 on livability (#103 in PA, #760 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• 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.
• Watch-outs: property tax is 4.7% of price; flood insurance adds $460/mo; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby.
• Cameron County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.