223 German St · Dushore, PA 18614

$130,000

2 bd · 2.0 ba · 1,400 sqft · Other · 88 Days on market

Built 1900 Poor condition 3.21 ac lot $93/sqft · 10% below area Est $144k · 10% under

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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 +25.4/30.0
• ARV discount +11.9/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Appreciation +5.0/10.0
• Schools +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Single-family home on 3.2 acres along a main road in Dushore with great potential for owner-occupants or investors. Property offers ample outdoor space and room for future improvements. Home needs TLC and is being sold as-is. Convenient to town amenities. Seller offering $5,000 toward buyer's closing costs.

Key facts

• Outdoor use
• 3.2 acres
• Convenient location

Tags

• 3.2 ACRES
• OUTDOOR USE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $301 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#1,622 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute F.
• Sullivan County SD (rural): math 30% / reading 46% proficiency, ranked #387 of 539 in PA (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 12 units permitted in Sullivan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $967 of equity ($899 loan paydown + $68 appreciation (0.1% local appreciation)).
• Sullivan County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% 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. 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. 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?
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: 1.14% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.92%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $143,914
• List price: $130,000
• Delta: -9.67%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.43×
• Total profit: $15,690
• Equity at exit: $38,090

10-year hold

• IRR: 13.9%
• Equity multiple: 2.53×
• Total profit: $55,782
• Equity at exit: $46,059

Cash invested: $36,400 (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 18614

• Home prices YoY: 0.0%
• Active inventory: 13
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$135 /mo · $1,623/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $301

Break-even live

Break-even rent $1,103

Max offer price $130,000

Occupancy floor 75%

Sensitivity live

Price	-10% $375	-5% $338	+0% $301	+5% $264	+10% $227
Rent	-10% $184	-5% $242	+0% $301	+5% $360	+10% $418
Rate	-1.0pp $366	-0.5pp $334	base $301	+0.5pp $267	+1.0pp $233

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $130,000 Active 88 DOM
2. 2026-06-18
   days on market $130,000 Active 87 DOM
3. 2026-06-17
   days on market $130,000 Active 86 DOM
4. 2026-06-16
   days on market $130,000 Active 85 DOM
5. 2026-06-15
   days on market $130,000 Active 84 DOM
6. 2026-06-14
   days on market $130,000 Active 82 DOM
7. 2026-06-12
   days on market $130,000 Active 81 DOM
8. 2026-06-09
   days on market $130,000 Active 78 DOM
9. 2026-06-08
   days on market $130,000 Active 77 DOM
10. 2026-06-07
    days on market $130,000 Active 76 DOM
11. 2026-06-05
    days on market $130,000 Active 73 DOM
12. 2026-06-03
    days on market $130,000 Active 72 DOM
13. 2026-06-02
    days on market $130,000 Active 71 DOM
14. 2026-06-01
    days on market $130,000 Active 70 DOM
15. 2026-05-31
    days on market $130,000 Active 69 DOM
16. 2026-05-30
    days on market $130,000 Active 68 DOM
17. 2026-04-22
    price $130,000 308-char remark

    Show marketing remark (308 chars)

    Single-family home on 3.2 acres along a main road in Dushore with great potential for owner-occupants or investors. Property offers ample outdoor space and room for future improvements. Home needs TLC and is being sold as-is. Convenient to town amenities. Seller offering $5,000 toward buyer's closing costs.

18. 2026-03-23
    listed $134,000 Active 308-char remark

    Show marketing remark (308 chars)

    Single-family home on 3.2 acres along a main road in Dushore with great potential for owner-occupants or investors. Property offers ample outdoor space and room for future improvements. Home needs TLC and is being sold as-is. Convenient to town amenities. Seller offering $5,000 toward buyer's closing costs.

19. 2025-02-18
    soldstatus $105,000
20. 2025-02-12
    soldstatus $105,000 Closed 990-char remark

    Show marketing remark (990 chars)

    Unique Mixed-Use Property with Natural Waterfall in Downtown Dushore! Versatile and full of potential, this property offers endless possibilities. Commercial Space: Utilize the spacious first floor for your business needs. Whether it's a retail store, office, or studio, the prime downtown location ensures high visibility. Residential Space: The second floor can be rented out as a charming apartment, providing an excellent income opportunity. Single Family Home: Alternatively, transform the entire building into a spacious single-family home, perfect for those seeking a unique in-town residence. Adding to its allure, this property boasts over 3 acres of land, a rare find in town, complete with its own natural waterfall. Imagine the serene sounds of cascading water in your backyard, offering a tranquil retreat amidst the location. This is an "as-is" sale, presenting a fantastic opportunity for investors or homeowners ready to bring their vision to life. Don't miss out!

21. 2024-12-01
    status Pending 990-char remark

    Show marketing remark (990 chars)

    Unique Mixed-Use Property with Natural Waterfall in Downtown Dushore! Versatile and full of potential, this property offers endless possibilities. Commercial Space: Utilize the spacious first floor for your business needs. Whether it's a retail store, office, or studio, the prime downtown location ensures high visibility. Residential Space: The second floor can be rented out as a charming apartment, providing an excellent income opportunity. Single Family Home: Alternatively, transform the entire building into a spacious single-family home, perfect for those seeking a unique in-town residence. Adding to its allure, this property boasts over 3 acres of land, a rare find in town, complete with its own natural waterfall. Imagine the serene sounds of cascading water in your backyard, offering a tranquil retreat amidst the location. This is an "as-is" sale, presenting a fantastic opportunity for investors or homeowners ready to bring their vision to life. Don't miss out!

22. 2024-11-22
    price $112,000 990-char remark

    Show marketing remark (990 chars)

    Unique Mixed-Use Property with Natural Waterfall in Downtown Dushore! Versatile and full of potential, this property offers endless possibilities. Commercial Space: Utilize the spacious first floor for your business needs. Whether it's a retail store, office, or studio, the prime downtown location ensures high visibility. Residential Space: The second floor can be rented out as a charming apartment, providing an excellent income opportunity. Single Family Home: Alternatively, transform the entire building into a spacious single-family home, perfect for those seeking a unique in-town residence. Adding to its allure, this property boasts over 3 acres of land, a rare find in town, complete with its own natural waterfall. Imagine the serene sounds of cascading water in your backyard, offering a tranquil retreat amidst the location. This is an "as-is" sale, presenting a fantastic opportunity for investors or homeowners ready to bring their vision to life. Don't miss out!

23. 2024-10-29
    price $119,900 990-char remark

    Show marketing remark (990 chars)

    Unique Mixed-Use Property with Natural Waterfall in Downtown Dushore! Versatile and full of potential, this property offers endless possibilities. Commercial Space: Utilize the spacious first floor for your business needs. Whether it's a retail store, office, or studio, the prime downtown location ensures high visibility. Residential Space: The second floor can be rented out as a charming apartment, providing an excellent income opportunity. Single Family Home: Alternatively, transform the entire building into a spacious single-family home, perfect for those seeking a unique in-town residence. Adding to its allure, this property boasts over 3 acres of land, a rare find in town, complete with its own natural waterfall. Imagine the serene sounds of cascading water in your backyard, offering a tranquil retreat amidst the location. This is an "as-is" sale, presenting a fantastic opportunity for investors or homeowners ready to bring their vision to life. Don't miss out!

24. 2024-08-07
    listed $124,900 Active 990-char remark

    Show marketing remark (990 chars)

    Unique Mixed-Use Property with Natural Waterfall in Downtown Dushore! Versatile and full of potential, this property offers endless possibilities. Commercial Space: Utilize the spacious first floor for your business needs. Whether it's a retail store, office, or studio, the prime downtown location ensures high visibility. Residential Space: The second floor can be rented out as a charming apartment, providing an excellent income opportunity. Single Family Home: Alternatively, transform the entire building into a spacious single-family home, perfect for those seeking a unique in-town residence. Adding to its allure, this property boasts over 3 acres of land, a rare find in town, complete with its own natural waterfall. Imagine the serene sounds of cascading water in your backyard, offering a tranquil retreat amidst the location. This is an "as-is" sale, presenting a fantastic opportunity for investors or homeowners ready to bring their vision to life. Don't miss out!

25. 2023-07-14
    soldstatus $115,000 Closed
26. 2023-06-14
    status Pending
27. 2022-12-05
    listed $109,000 Active

ⓘ 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: $1,623 · $135/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$216/yr (+$18/mo · 13.3%)

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

Taxation est. · year 1

• Rental income: $17,803
• − Mortgage interest: −$7,282
• − Property taxes: −$1,623
• − Insurance: −$650
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$3,782
• Taxable income: $1,618
• Est. tax owed @ 24.0%: −$388
• After-tax cash flow: $3,223/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 · 10 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to current standards, with a focus on exterior and interior updates to increase its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major interior walls — Painted walls show signs of wear
• Major kitchen appliances — Outdated and possibly non-functional
• Major bathroom fixtures — Needs updating

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpeted flooring — Improves living space and value
• Both Update kitchen appliances — Modernizes the space and increases value
• Both Update bathrooms — Enhances functionality and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
interior walls · Painted walls show signs of wear	Major	$15,000–50,000
kitchen appliances · Outdated and possibly non-functional	Major	$15,000–50,000
bathroom fixtures · Needs updating	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpeted flooring — Improves living space and value ↑
• Both Update kitchen appliances — Modernizes the space and increases value ↑
• Both Update bathrooms — Enhances functionality and value ↑

ⓘ 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: Sullivan County SD
• NCES district ID: 4222920
• Math proficiency: 30% ▼ -20.00%
• Reading proficiency: 46% ▼ -19.00%
• Median HH income: $41,302
• Composite: 31.94/100
• National rank: #5847
• State rank: #387 of 539 in PA

Livability — Dushore

• Score: 57/100
• State rank: #1622
• US rank: #22209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dushore, PA
• Population (ZIP): 1,987

Population outlook (Sullivan County) Hauer SSP2

• Today (2025): 6,062 people
• By 2030: 5,878 · -3.0%
• By 2040: 5,345 · -11.8%
• By 2050: 4,718 · -22.2%
• By 2075: 3,259 · -46.2%
• By 2100: 2,449 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 9% Italian 2% Iranian 2%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · Other Indo-European 1%

Political lean MEDSL · Sullivan

• 2024 margin: Solid R (+46.9) · D 26.2% · R 73.1%
• 2008→2024 swing: -27.4pp toward R · 2008: -19.5pp · 2024: -46.9pp
• All cycles: 2024: R+46.9 2020: R+47.2 2016: R+49.3 2012: R+28.3 2008: R+19.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.05%
• Current HPI: 179.841
• 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

+19.3% since first listed

11 events — show timeline

• 2026-04-22 Price Changed $130,000 LCAR
• 2026-03-23 Listed $134,000 LCAR
• 2025-02-18 Sold (Public Records) $105,000 Public Records
• 2025-02-12 Sold (MLS) $105,000 NMPA
• 2024-12-01 Pending — NMPA
• 2024-11-22 Price Changed $112,000 NMPA
• 2024-10-29 Price Changed $119,900 NMPA
• 2024-08-07 Listed $124,900 NMPA
• 2023-07-14 Sold (MLS) $115,000 NMPA
• 2023-06-14 Pending — NMPA
• 2022-12-05 Listed $109,000 NMPA

Property tax history

+2.7%/yr

Latest (2026): $1,623 · +2.6% YoY. Source: county tax records.