212 Benton Rd

East Freedom, PA 16637

$80,000C

2 bd · 1.0 ba · 880 sqft · Built 1987 · SingleFamily · Pending · 8 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $980/mo
• Mortgage (P&I): −$420
• Tax + insurance: −$233
• HOA: −$0
• Vac / Maint / Mgmt: −$206
• Net cashflow: $122/mo
• Annual: $1,461/yr
• Cap rate: 9.12%
• Cash-on-cash: 10.08%
• DSCR: 1.45
• 1% rule: 1.23%
• Cash to close: $22,400

Investor read

• This is a 2-bed/1.0-bath single-family listed at $80k.
• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($980 rent vs $80k).
• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $4k of equity ($553 loan paydown + $3k appreciation (4.0% local appreciation)).
• Location reads 63/100 on livability (#1,282 in PA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Spring Cove SD (town): math 31% / reading 51% proficiency, ranked #344 of 539 in PA (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Martinsburg El Sch (math 38% / reading 50%, grade F, #858 of 1,518 statewide, top 57%, 366 students, 51% FRL); Spring Cove Ms (math 17% / reading 52%, grade F, #328 of 512 statewide, top 65%, 376 students, 52% FRL); Central Hs (math 57%, 554 students, 35% FRL).
• Watch-outs: flood insurance adds $66/mo.
• Market conditions: 12 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
• 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.