116 Pine Dr · Barryville, NY 18458

$120,000

2 bd · 1.0 ba · 520 sqft · Other public records · 35 Days on market

Built 2004 ↓ 33% since listing

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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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

Key facts

• Bungalow
• Water falls
• Built 2004

Tags

• BUNGALOW
• WATER FALLS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 2.3% in Barryville — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask is 85% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.06%
• DSCR: 1.67
• GRM: 6.8

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: 35.4%
• Equity multiple: 3.74×
• Total profit: $92,178
• Equity at exit: $108,106

10-year hold

• IRR: 30.5%
• Equity multiple: 8.45×
• Total profit: $250,252
• Equity at exit: $233,134

Cash invested: $33,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 18458

• Home prices YoY: 13.2%
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,461 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $422

Break-even live

Break-even rent $927

Max offer price $120,000

Occupancy floor 66%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-15
   days on market $120,000 Active 35 DOM
2. 2026-06-13
   days on market $120,000 Active 33 DOM
3. 2026-06-13
   days on market $120,000 Active 32 DOM
4. 2026-06-09
   days on market $120,000 Active 29 DOM
5. 2026-06-08
   days on market $120,000 Active 28 DOM
6. 2026-06-07
   days on market $120,000 Active 27 DOM
7. 2026-06-04
   days on market $120,000 Active 24 DOM
8. 2026-06-03
   days on market $120,000 Active 23 DOM
9. 2026-06-02
   days on market $120,000 Active 22 DOM
10. 2026-06-01
    days on market $120,000 Active 21 DOM
11. 2026-05-31
    days on market $120,000 Active 20 DOM
12. 2026-05-12
    listed $120,000 Active 66-char remark
13. 2022-04-18
    historical
14. 2021-11-24
    soldstatus $70,000

    Show marketing remark (440 chars)

    Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

15. 2021-11-24
    soldstatus

    Show marketing remark (440 chars)

    Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

16. 2021-11-24
    soldstatus $70,000

    Show marketing remark (440 chars)

    Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

17. 2021-10-18
    listed $65,000

    Show marketing remark (440 chars)

    Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

18. 2021-10-18
    listed $65,000

    Show marketing remark (440 chars)

    Don't Miss this charming & Cozy Bungalow in Walker Lake in Shohola, Pa. Situated in private country setting with an 8 minute walk to private pristine 90 acre spring fed lake. Home is not very big but has been renovated last year and has it all. One bedroom, one full bath, living room, eat in kitchen and hook up for Washer /Dryer. French doors, new kitchen cabinets and appliances. , Beds Description: 1Bed1st, Baths: 1 Bath Level 1

19. 2021-05-31
    soldstatus
20. 2021-05-31
    soldstatus $50,000
21. 2021-05-14
    soldstatus $50,000
22. 2021-05-10
    soldstatus $50,000
23. 2021-04-23
    listed $89,900
24. 2021-04-23
    listed $89,900
25. 2020-04-23
    listed $54,900
26. 2019-10-01
    listed $105,000

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

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $638 · $53/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$695/yr (+$58/mo · 108.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,532
• − Mortgage interest: −$6,722
• − Property taxes: −$638
• − Insurance: −$600
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$3,491
• Taxable income: $3,276
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $4,275/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Barryville

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

Census & demographics

• Population (ZIP): 3,576

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 7% Lithuanian 2% Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Indo-European 1%

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: ▲ 31.80%
• Current HPI: 272.6294
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-33.3% since first listed

14 events — show timeline

• 2022-04-18 Listing Removed — GLVRMLS
• 2021-11-24 Sold (Public Records) $70,000 Public Records
• 2021-11-24 Sold (MLS) — PWMLS
• 2021-11-24 Sold (MLS) $70,000 PWMLS
• 2021-10-18 Listed $65,000 PWMLS
• 2021-10-18 Listed $65,000 PWMLS
• 2021-05-31 Sold (MLS) $50,000 PWMLS
• 2021-05-31 Sold (MLS) — PWMLS
• 2021-05-14 Sold (Public Records) $50,000 Public Records
• 2021-05-10 Sold (MLS) $50,000 PMAR
• 2021-04-23 Listed $89,900 PWMLS
• 2021-04-23 Listed $89,900 PWMLS
• 2020-04-23 Listed $54,900 PMAR
• 2019-10-01 Listed $105,000 GLVRMLS

Property tax history

+1.8%/yr

Latest (2026): $638 · +1.5% YoY. Source: county tax records.