Is 144 Slab Hill Rd in Porter, PA a good investment?

CashFlowRE grades it A with a 19.9% cap rate and $903/mo modeled cash flow at a $79,900 list price. See the full underwriting and recommended offer on the page.

What is the cap rate for 144 Slab Hill Rd?

The modeled cap rate is 19.9% — annual NOI divided by price, using CashFlowRE's rent and expense estimates.

What would this property rent for?

Estimated market rent is $1,842/month, from CashFlowRE's rent model.

A Composite 85.21

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 +2.2/5.0

$79,900

144 Slab Hill Rd · Porter, PA 18328

3 bd · None ba · 800 sqft · SingleFamily · 95 Days on market

Built 1940 Fair condition $100/sqft · 42% below area Est $139k · 42% under ↓ 6% since listing

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

A 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
Built 1940

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 $903 ($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: $73k (9.0% below list) — sets the bar for market timing.
Cap rate 19.9% 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 95 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
2 sale attempts; 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 $72,709 (9.0% below list)

Questions for the listing agent

It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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: 2.30% ✓
Cap rate: 19.85%
Cash-on-cash: 48.42%
DSCR: 3.15
GRM: 3.6

CMA / ARV

ARV (median comp): $138,868
List price: $79,900
Delta: -42.46%
Verdict: UNDERPRICED
Comps: 9 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Slab Hill Rd	0.13mi	2/— (-1)	782 (-2%)	25mo	$115,000	$147	65
121 Ness Rd	0.40mi	2/1.0 (-1)	720 (-10%)	12mo	$134,000	$186	50
107 Stoney Hill Rd	0.69mi	2/1.0 (-1)	820 (+2%)	12mo	$165,000	$201	49
162 Ness Rd	0.63mi	3/1.5	864 (+8%)	26mo	$114,297	$132	37
218 Rock Hill Dr	0.80mi	2/1.0 (-1)	700 (-12%)	14mo	$145,000	$207	27
224 Rock Hill Dr	0.73mi	2/1.0 (-1)	960 (+20%)	19mo	$140,000	$146	20

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: 62.3%
Equity multiple: 5.52×
Total profit: $101,036
Equity at exit: $71,980

10-year hold

IRR: 55.8%
Equity multiple: 12.28×
Total profit: $252,379
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: 1 active
Median asking: $79,900 ($107/sqft)
Median days on market: 167 d
This list price: lowest-priced of the active set
ARV vs active asking: +62.9% 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: 3.6×

Monthly cashflow live

Estimated rent: $1,842 medium interval (Pro) →
Mortgage (P&I): −$419
Tax est. 1.5%: −$100 /mo · $1,198/yr
Insurance: −$33
HOA: −$0
Lot rent: −$0
Vacancy / Maint / Mgmt: −$387
Net cashflow: $903

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 46%

Sensitivity live

Price	-10% $958	-5% $930	+0% $903	+5% $875	+10% $847
Rent	-10% $757	-5% $830	+0% $903	+5% $975	+10% $1,048
Rate	-1.0pp $943	-0.5pp $923	base $903	+0.5pp $882	+1.0pp $861

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: —

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested: —
Monthly P&I: —
Monthly cashflow: —
DSCR: —
Eligible?: —

Short-term bridge; refi at stabilization.

Property features AI

Finance

Other: Property used for hunting, recreational, and residential purposesResidential property subtype: cabin
HOA & community: Community features include fishing and lake access (Pecks Pond)

Exterior

Parking: No garageOn-site parking pad, off-street parking
Utilities: Electricity connected with 100 amp serviceHolding tank for sewerNo municipal water source listed
Home design: CabinOne story
Construction: Frame constructionBlock foundationAsbestos shingle roofApproximately 750 above-grade finished area
Exterior features: Wooded, level lotGravel road accessPrivate maintained road and private road frontageAccess to Pecks Pond

Interior

Kitchen: Electric rangeRefrigerator
Bedrooms: 5 total rooms (bedrooms not specified individually)
Flooring: CarpetVinyl
Heating & cooling: Heating present: coal, space heater, wood stove, coal stoveNo central cooling
Interior features: Fire pitNo basement

Listing history 50 events

2026-09-24

days on market $79,900 Active 95 DOM
2026-09-24

days on market $79,900 Active 94 DOM
2026-09-22

days on market $79,900 Active 93 DOM
2026-09-20

days on market $79,900 Active 91 DOM
2026-09-18

days on market $79,900 Active 89 DOM
2026-09-17

days on market $79,900 Active 88 DOM
2026-09-16

days on market $79,900 Active 87 DOM
2026-09-15

days on market $79,900 Active 86 DOM
2026-09-14

days on market $79,900 Active 85 DOM
2026-09-13

days on market $79,900 Active 84 DOM
2026-09-12

days on market $79,900 Active 83 DOM
2026-09-11

days on market $79,900 Active 82 DOM
2026-09-05

days on market $79,900 Active 76 DOM
2026-09-04

days on market $79,900 Active 75 DOM
2026-09-03

days on market $79,900 Active 74 DOM
2026-09-02

days on market $79,900 Active 73 DOM
2026-08-30

days on market $79,900 Active 70 DOM
2026-08-29

days on market $79,900 Active 69 DOM
2026-08-28

days on market $79,900 Active 68 DOM
2026-08-27

days on market $79,900 Active 67 DOM
2026-08-26

days on market $79,900 Active 66 DOM
2026-08-25

days on market $79,900 Active 65 DOM
2026-08-24

days on market $79,900 Active 64 DOM
2026-08-23

days on market $79,900 Active 63 DOM
2026-08-22

days on market $79,900 Active 62 DOM
2026-08-21

days on market $79,900 Active 61 DOM
2026-08-20

days on market $79,900 Active 60 DOM
2026-08-19

days on market $79,900 Active 59 DOM
2026-08-18

days on market $79,900 Active 58 DOM
2026-08-17

days on market $79,900 Active 57 DOM
2026-08-16

days on market $79,900 Active 56 DOM
2026-08-15

days on market $79,900 Active 55 DOM
2026-08-14

days on market $79,900 Active 54 DOM
2026-08-13

days on market $79,900 Active 53 DOM
2026-08-12

days on market $79,900 Active 52 DOM
2026-08-11

days on market $79,900 Active 51 DOM
2026-08-10

days on market $79,900 Active 50 DOM
2026-08-09

days on market $79,900 Active 49 DOM
2026-08-08

days on market $79,900 Active 48 DOM
2026-08-07

days on market $79,900 Active 47 DOM
2026-08-06

days on market $79,900 Active 46 DOM
2026-08-05

days on market $79,900 Active 45 DOM
2026-08-04

days on market $79,900 Active 44 DOM
2026-08-03

days on market $79,900 Active 43 DOM
2026-07-31

days on market $79,900 Active 40 DOM
2026-07-30

days on market $79,900 Active 39 DOM
2026-07-29

days on market $79,900 Active 38 DOM
2026-07-27

days on market $79,900 Active 36 DOM
2026-07-25

days on market $79,900 Active 34 DOM
2026-07-23

days on market $79,900 Active 32 DOM

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

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income: $22,099
− Mortgage interest: −$4,476
− Property taxes: −$1,198
− Insurance: −$400
− Repairs & maintenance: −$1,768
− Management: −$1,768
− Depreciation: −$2,324
Taxable income: $10,165

Your marginal tax rate % combined federal + state — saved on this device

Est. tax owed @ 24.0%: −$2,440
After-tax cash flow: $8,393/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

The property requires significant updates to appliances, flooring, and landscaping to improve its resale and rental value.

Deferred maintenance Est. $50,000–$150,000 screening

Major Roof (roof) — No roof material or condition visible
Major Windows (windows) — No window material or condition visible
Major Electrical (electrical) — No electrical panel or condition visible
Major Plumbing (plumbing) — No plumbing fixtures or condition visible
Major Exterior (exterior) — No exterior siding or condition visible

Repairs flagged

Major Appliances — Outdated and in disrepair.
Major Paint — Peeling and in poor condition.
Major Flooring — Worn and in need of replacement or repair.
Major Landscaping — Overgrown and needs trimming and maintenance.

Value-add opportunities

Both Painting and updating appliances — Improves both resale and rental value. ↑
Both Flooring replacement — Enhances both resale and rental appeal. ↑
Both Landscaping and curb appeal improvements — Enhances both resale and rental 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

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%

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%

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

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
Healthcare	2	$309B
#10 Cencora Conshohocken $294.0B #280 Universal Health Services King of Prussia $15.3B
Insurance	2	$27B
#221 Lincoln National Radnor $14.9B #347 Erie Indemnity Erie $11.9B
Telecommunications / Media	1	$124B
#35 Comcast Philadelphia $123.7B
Industrial Distribution	1	$22B
#472 WESCO International Pittsburgh $22.4B
Financial Services	1	$20B
#167 PNC Financial Services Pittsburgh $20.3B
Chemicals / Materials	1	$18B
#178 PPG Industries Pittsburgh $18.1B

Price history

-5.9% since first listed

3 events — show timeline

2026-07-06 Price Changed $79,900 PWMLS
2026-06-23 Relisted — PWMLS
2026-05-26 Listed $84,900 PWMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…