78 Orion Way · Salem, PA 18436

$349,000

3 bd · 2.0 ba · 1,728 sqft · Manufactured public records · 13 Days on market

Built 2018 0.39 ac lot $92/mo HOA · 4% of rent

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.1/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.3/10.0

Listing remarks

Beautifully maintained ranch home offering the perfect blend of comfort, functionality, and community living. This inviting 3-bedroom, 2-bathroom home features a spacious open floor plan with an excellent layout designed for both everyday living and entertaining. The primary suite includes a private ensuite bathroom and walk-in closet, while two separate living areas provide plenty of space to relax, gather, or work from home. The heart of the home is the well-appointed kitchen, complete with a massive center island, abundant workspace, and seamless flow into the main living and dining areas. Cozy up by the wood-burning fireplace or step outside to the large private rear deck overlooking be

Key facts

• Ranch home
• Open floor plan
• Walk-in closet

Tags

• RANCH HOME
• OPEN FLOOR PLAN
• PRIVATE ENSUITE BATHROOM
• WALK-IN CLOSET
• WOOD-BURNING FIREPLACE
• LARGE PRIVATE REAR DECK

Property features AI

Finance

• Other: Paved road access; Subdivision: Indian Rocks; Directions: From Ledgedale make right on Reid Rd, right on Orion Way; house is on the right
• HOA & community: Homeowners association with annual fee; Annual association fee: $1,100 (approximately $91.67/month); Association covers security, water, trash, snow removal; Community amenities include clubhouse, pool, tennis courts, basketball court, playground, picnic area, beach access/rights, recreation facilities, and fishing

Exterior

• Parking: Off-street gravel parking (private)
• Utilities: Public water; Septic sewer
• Home design: Single family residence; One story
• Construction: Vinyl siding; Asphalt shingle roof; Concrete/crawl space basement
• Exterior features: Deck; Shed(s); Back yard; Front yard; Level lot; Private lot; Lake Wallenpaupack frontage/access

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Range hood; Electric range; Electric cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Ceiling fans; Window air conditioning units
• Interior features: Kitchen island; Open floorplan; Vaulted ceilings; Wood-burning fireplace
• Laundry & utility: Laundry room on main level; Washer/Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $349k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (25.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (34.1% below list).
• Recommended offer: $230k (34.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 337 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $9k; list at $349k implies a 3778% gain — meaningful room to come down on a strong offer.

Recommended offer $230,000 (34.1% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.66% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.09%
• DSCR: 0.73
• GRM: 12.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.0%
• Equity multiple: 2.62×
• Total profit: $158,480
• Equity at exit: $314,407

10-year hold

• IRR: 18.3%
• Equity multiple: 6.03×
• Total profit: $491,470
• Equity at exit: $678,030

Cash invested: $97,720 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 337
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$245 /mo · $2,941/yr
• Insurance: −$145
• HOA: −$92
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-496

Break-even live

Break-even rent $2,927

Max offer price $261,440

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dogwood Ln Lake Ariel, PA	3.0	2.0	1832	$2,300	$1.26	13d	1	0.57mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 11 events

1. 2026-06-18
   days on market $349,000 Active 13 DOM
2. 2026-06-17
   days on market $349,000 Active 12 DOM
3. 2026-06-16
   days on market $349,000 Active 11 DOM
4. 2026-06-15
   days on market $349,000 Active 10 DOM
5. 2026-06-14
   days on market $349,000 Active 8 DOM
6. 2026-06-13
   days on market $349,000 Active 7 DOM
7. 2026-06-10
   days on market $349,000 Active 5 DOM
8. 2026-06-09
   days on market $349,000 Active 4 DOM
9. 2026-06-08
   days on market $349,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $349,000 Active 2 DOM

ⓘ 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: $2,941 · $245/mo
• Projected year-2 tax: $4,227 · $352/mo
• Expected delta: +$1,287/yr (+$107/mo · 43.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$19,549
• − Property taxes: −$2,941
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,104
• − Depreciation: −$10,153
• Taxable loss: −$12,308
• Est. tax savings @ 24.0%: +$2,954
• After-tax cash flow: $-2,994/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.

Schools (NCES district)

• District: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

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

Census & demographics

• Census place: Indian Rocks, PA
• Population (ZIP): 13,225

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.95%
• Current HPI: 331.9645
• 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

+3777.8% since first listed

4 events — show timeline

• 2026-06-05 Listed $349,000 PWMLS
• 2025-07-14 Price Changed $359,000 PWMLS
• 2025-04-29 Listed $369,000 PWMLS
• 1979-10-06 Sold (Public Records) $9,000 Public Records

Property tax history

+29.7%/yr

Latest (2026): $2,941 · +3.1% YoY. Source: county tax records.