68 Oxbow Road Rd · Starrucca, PA 18470

$85,000

6 bd · 2.5 ba · 2,697 sqft · SingleFamily public records · 149 Days on market

Built 1860 1.03 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +4.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

Key facts

• Large pole barn
• Over an acre
• Two story home

Tags

• TWO STORY HOME
• LARGE POLE BARN
• OVER AN ACRE

What this means for you Summary

Snapshot

• This is a 6-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#1,635 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime B; Watch: employment C-, schools F, amenities F.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (4.1% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, 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 149 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $85k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.44% ✓
• Cap rate: 18.70%
• Cash-on-cash: 44.31%
• DSCR: 2.97
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 4.00×
• Total profit: $71,388
• Equity at exit: $43,582

10-year hold

• IRR: 49.8%
• Equity multiple: 8.14×
• Total profit: $169,952
• Equity at exit: $71,671

Cash invested: $23,800 (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 18470

• Home prices YoY: 2.4%
• Active inventory: 32
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,071 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$276 /mo · $3,317/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $879

Break-even live

Break-even rent $959

Max offer price $85,000

Occupancy floor 53%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-20
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

2. 2026-05-07
   price $85,000 337-char remark

   Show marketing remark (337 chars)

   Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

3. 2026-02-19
   status Active 337-char remark

   Show marketing remark (337 chars)

   Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

4. 2025-12-26
   status Pending 337-char remark

   Show marketing remark (337 chars)

   Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

5. 2025-10-22
   listed $95,000 Active 337-char remark

   Show marketing remark (337 chars)

   Here is a beautiful property awaiting your finishing touches. This two story home is on just over an acre of land . Perfect for your home or an investment property when finished. Also includes a large pole barn/ garage. It is close Elk Mountain, rails to trails and so much more. Two parcels combine for 1.0339 acres. Come take a look!!!

6. 2024-07-22
   price $115,000
7. 2024-06-14
   listed $129,900 Active
8. 2011-12-16
   soldstatus $20,000
9. 2007-05-23
   listed $98,000
10. 1997-09-24
    soldstatus $78,180

ⓘ 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: $3,317 · $276/mo
• Projected year-2 tax: $3,317 · $276/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low 7 d/yr ≥86°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,856
• − Mortgage interest: −$4,761
• − Property taxes: −$3,317
• − Insurance: −$425
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$2,473
• Taxable income: $9,904
• Est. tax owed @ 24.0%: −$2,377
• After-tax cash flow: $8,169/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Starrucca

• Score: 56/100
• State rank: #1635
• US rank: #22529

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 545
• Population (ZIP): 2,296

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 (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 9% Scotch-Irish 5% Slovak 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 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: ▲ 4.10%
• Current HPI: 176.7866
• 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

+8.7% since first listed

10 events — show timeline

• 2026-05-20 Pending — GSBR as distributed by MLS GRID
• 2026-05-07 Price Changed $85,000 GSBR as distributed by MLS GRID
• 2026-02-19 Relisted — GSBR as distributed by MLS GRID
• 2025-12-26 Pending — GSBR as distributed by MLS GRID
• 2025-10-22 Listed $95,000 GSBR as distributed by MLS GRID
• 2024-07-22 Price Changed $115,000 GSBR as distributed by MLS GRID
• 2024-06-14 Listed $129,900 GSBR as distributed by MLS GRID
• 2011-12-16 Sold (Public Records) $20,000 Public Records
• 2007-05-23 Listed $98,000 GSBR as distributed by MLS GRID
• 1997-09-24 Sold (Public Records) $78,180 Public Records

Property tax history

+3.5%/yr

Latest (2026): $3,317 · +2.6% YoY. Source: county tax records.