114 Slab Hill Rd · Porter, PA 18328

$79,900

3 bd · None ba · 750 sqft · SingleFamily · 166 Days on market

Built 1940 Fair condition 10,000 sqft lot $107/sqft · 42% below area Est $139k · 42% under ↓ 29% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0

Listing remarks

Lakeview PA State Forest Cabin. 2-3 bedrooms. Kitchenett with range and refrigerator. Enclosed porch with view of lake. In great condition. PA resident and cash only. Low taxes and only $200 per year land fee. This is where you go to find an inexpensive low carrying cost Vacation / Recreation Home.

Key facts

• Low taxes
• In great condition
• 0.23 acre lot

Tags

• LAKEVIEW PA STATE FOREST CABIN
• IN GREAT CONDITION
• LOW TAXES

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 4.1% in Porter — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Bushkill El Sch (math 27% / reading 42%, grade F, #1,049 of 1,518 statewide, top 71%, 366 students, 70% FRL); Lehman Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 603 students, 59% FRL); East Stroudsburg Shs North (math 29% / reading 24%, grade F, #371 of 437 statewide, top 85%, 940 students, 54% FRL) — zoned schools average 61% FRL vs 42% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 309 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.28% ✓
• Cap rate: 19.62%
• Cash-on-cash: 47.58%
• DSCR: 3.12
• GRM: 3.7

CMA / ARV

• ARV (median comp): $138,814
• List price: $79,900
• Delta: -42.44%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Slab Hill Rd	0.09mi	2/— (-1)	782 (+4%)	25mo	$115,000	$147	64
121 Ness Rd	0.35mi	2/1.0 (-1)	720 (-4%)	12mo	$134,000	$186	62
218 Rock Hill Dr	0.82mi	2/1.0 (-1)	700 (-7%)	14mo	$145,000	$207	37
107 Stoney Hill Rd	0.71mi	2/1.0 (-1)	820 (+9%)	12mo	$165,000	$201	37
162 Ness Rd	0.59mi	3/1.5	864 (+15%)	26mo	$114,297	$132	27

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.6%
• Equity multiple: 5.47×
• Total profit: $100,042
• Equity at exit: $71,980

10-year hold

• IRR: 55.1%
• Equity multiple: 12.19×
• Total profit: $250,231
• Equity at exit: $155,228

Cash invested: $22,372 (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 →

Active competition Active MLS

• For sale now: 2 active
• Median asking: $89,900 ($135/sqft)
• Median days on market: 131 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +37.2% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 18328

• Home prices YoY: 18.1%
• Active inventory: 309
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $887

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 46%

Sensitivity live

Price	-10% $942	-5% $915	+0% $887	+5% $859	+10% $832
Rent	-10% $743	-5% $815	+0% $887	+5% $959	+10% $1,031
Rate	-1.0pp $927	-0.5pp $907	base $887	+0.5pp $866	+1.0pp $845

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: $19,975
• Closing costs: $2,397
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 100Road frontage on a state road with gravel / unimproved surfaceLot size description and exact acreage not provided

Exterior

• Parking: Off-street parking2 open parking spaces
• Utilities: 100 amp electric serviceHolding tank sewer
• Home design: Single-family houseEntry level: 1Residential zoningNo shared/common wallsCurrently used for recreation and residence
• Construction: Vinyl siding exteriorShingle roofBlock and stone foundationBuilt as a house (year built not provided)
• Exterior features: PatioShed(s)Cleared lotLocated on a cul-de-sacZero lot line

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Heating & cooling: Baseboard heatingWood stoveCoal heatingElectric heatingWindow air conditioning units
• Interior features: FurnishedRecreational and residential use allowed5 total roomsCrawl space basement

Listing history 50 events

1. 2026-09-24
   days on market $79,900 Active 166 DOM
2. 2026-09-22
   days on market $79,900 Active 165 DOM
3. 2026-09-20
   days on market $79,900 Active 163 DOM
4. 2026-09-18
   days on market $79,900 Active 161 DOM
5. 2026-09-17
   days on market $79,900 Active 160 DOM
6. 2026-09-16
   days on market $79,900 Active 159 DOM
7. 2026-09-15
   days on market $79,900 Active 158 DOM
8. 2026-09-14
   days on market $79,900 Active 157 DOM
9. 2026-09-13
   days on market $79,900 Active 156 DOM
10. 2026-09-12
    days on market $79,900 Active 155 DOM
11. 2026-09-11
    days on market $79,900 Active 154 DOM
12. 2026-09-05
    days on market $79,900 Active 148 DOM
13. 2026-09-04
    days on market $79,900 Active 147 DOM
14. 2026-09-03
    days on market $79,900 Active 146 DOM
15. 2026-09-02
    days on market $79,900 Active 145 DOM
16. 2026-08-30
    days on market $79,900 Active 142 DOM
17. 2026-08-29
    days on market $79,900 Active 141 DOM
18. 2026-08-28
    days on market $79,900 Active 140 DOM
19. 2026-08-27
    days on market $79,900 Active 139 DOM
20. 2026-08-26
    days on market $79,900 Active 138 DOM
21. 2026-08-25
    days on market $79,900 Active 137 DOM
22. 2026-08-24
    days on market $79,900 Active 136 DOM
23. 2026-08-23
    days on market $79,900 Active 135 DOM
24. 2026-08-22
    days on market $79,900 Active 134 DOM
25. 2026-08-21
    days on market $79,900 Active 133 DOM
26. 2026-08-20
    days on market $79,900 Active 132 DOM
27. 2026-08-19
    days on market $79,900 Active 131 DOM
28. 2026-08-18
    days on market $79,900 Active 130 DOM
29. 2026-08-17
    days on market $79,900 Active 129 DOM
30. 2026-08-16
    days on market $79,900 Active 128 DOM
31. 2026-08-15
    days on market $79,900 Active 127 DOM
32. 2026-08-14
    days on market $79,900 Active 126 DOM
33. 2026-08-13
    days on market $79,900 Active 125 DOM
34. 2026-08-12
    days on market $79,900 Active 124 DOM
35. 2026-08-11
    days on market $79,900 Active 123 DOM
36. 2026-08-10
    days on market $79,900 Active 122 DOM
37. 2026-08-09
    days on market $79,900 Active 121 DOM
38. 2026-08-08
    days on market $79,900 Active 120 DOM
39. 2026-08-07
    days on market $79,900 Active 119 DOM
40. 2026-08-06
    days on market $79,900 Active 118 DOM
41. 2026-08-05
    days on market $79,900 Active 117 DOM
42. 2026-08-04
    days on market $79,900 Active 116 DOM
43. 2026-08-03
    days on market $79,900 Active 115 DOM
44. 2026-07-31
    days on market $79,900 Active 112 DOM
45. 2026-07-30
    days on market $79,900 Active 111 DOM
46. 2026-07-29
    days on market $79,900 Active 110 DOM
47. 2026-07-27
    days on market $79,900 Active 108 DOM
48. 2026-07-25
    days on market $79,900 Active 106 DOM
49. 2026-07-23
    days on market $79,900 Active 104 DOM
50. 2026-07-22
    days on market $79,900 Active 103 DOM

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

Taxation est. · year 1

• Rental income: $21,862
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$2,324
• Taxable income: $9,966
• Est. tax owed @ 24.0%: −$2,392
• After-tax cash flow: $8,253/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

Fair 40/100 Moderate rehab Est. rehab $18,750–$33,750 screening

This property requires significant updates to its kitchen, bathrooms, exterior, and interior to improve its condition and value. Repainting, appliance replacement, and landscaping improvements are recommended to enhance its appeal and marketability.

Repairs flagged

• Major Appliances — Outdated and in disrepair
• Major Bathroom fixtures — Outdated and in disrepair
• Major Exterior siding — Weathered and in need of repainting
• Major Hardwood flooring — Worn and in need of replacement
• Major Paint — Chipped and outdated
• Major Windows — Old and may need replacement
• Major HVAC/mechanicals — Outdated and may need replacement

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Refrigerator and stove replacement — Modernizes kitchen and improves functionality ↑
• Both Window replacement — Improves natural light and energy efficiency ↑
• Both HVAC system upgrade — Enhances comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property value and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary Bushkill El Sch F PA #1,049/1,518 Nat'l #23,081/41,679 Middle Lehman Intermediate Sch F PA #399/512 Nat'l #9,659/14,009 High East Stroudsburg Shs North F PA #371/437 Nat'l #12,194/17,239

Schools (NCES district)

• District: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Porter

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

Census & demographics

• County: Pike · 53,548 people
• Population (ZIP): 8,061
• Household income: $81,833
• Rent vs Own: 9.7% rent · 90.3% own
• Severe rent burden: 14% of renters

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Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 38.13%
• Current HPI: 248.4494
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Lot dimensions approximately 100 x 100Road frontage on a state road with gravel / unimproved surfaceLot size description and exact acreage not provided

Exterior

• Parking: Off-street parking2 open parking spaces
• Utilities: 100 amp electric serviceHolding tank sewer
• Home design: Single-family houseEntry level: 1Residential zoningNo shared/common wallsCurrently used for recreation and residence
• Construction: Vinyl siding exteriorShingle roofBlock and stone foundationBuilt as a house (year built not provided)
• Exterior features: PatioShed(s)Cleared lotLocated on a cul-de-sacZero lot line

Interior

• Kitchen: Refrigerator
• Flooring: CarpetVinyl
• Heating & cooling: Baseboard heatingWood stoveCoal heatingElectric heatingWindow air conditioning units
• Interior features: FurnishedRecreational and residential use allowed5 total roomsCrawl space basement

Price history

-29.2% since first listed

19 events — show timeline

• 2026-04-10 Listed $84,900 PMAR
• 2026-04-10 Price Changed $84,900 PMAR
• 2025-11-16 Price Changed $89,900 PWMLS
• 2025-11-16 Price Changed $89,900 PMAR
• 2025-09-16 Price Changed $94,900 PWMLS
• 2025-09-12 Relisted — PWMLS
• 2025-09-12 Price Changed $99,000 PWMLS
• 2025-08-23 Relisted — PMAR
• 2025-08-22 Delisted — PMAR
• 2025-06-29 Relisted — PWMLS
• 2025-06-07 Relisted — PMAR
• 2025-06-07 Price Changed $99,000 PMAR
• 2025-02-28 Price Changed $105,000 PWMLS
• 2025-02-28 Price Changed $105,000 PMAR
• 2025-01-25 Price Changed $109,900 PMAR
• 2025-01-17 Price Changed $114,900 PWMLS
• 2025-01-06 Price Changed $114,900 PMAR
• 2024-12-21 Listed $119,900 PMAR
• 2024-11-04 Listed $119,900 PWMLS