216 Wayne St · Roscoe, PA 15477

$35,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily · 33 Days on market

Built 1900 Fair condition 3,750 sqft lot ↓ 13% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.1/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

This two bedroom, one bath home is ready for your personal touch! Perfect for investors, this property offers plenty of potential. Enjoy the convenience of first floor laundry, spacious bedrooms, and a generously sized living room. Situated on a desirable corner lot, it also features a detached garage, providing extra storage or workspace. With a little vision and care, this home could be transformed into a beautiful home. Don’t miss this chance to make it yours!

Key facts

• First floor laundry
• Corner lot
• Detached garage

Tags

• FIRST FLOOR LAUNDRY
• CORNER LOT
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Home design: Two-story residence; Resale property; Asphalt roof
• Exterior features: Lot approximately 50 x 75

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced-air gas heating; Wall/window cooling units
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $35k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,203 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, employment D, amenities F.
• California Area SD (rural): math 31% / reading 58% proficiency, ranked #295 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 489 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $242 of loan paydown is wiped out by about $616 of value loss. Plan a longer hold.
• Washington County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 3.18% ✓
• Cap rate: 28.13%
• Cash-on-cash: 77.98%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $131,712
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 Underwood Ave	0.03mi	3/1.0 (+1)	1,256 (-6%)	10mo	$60,000	$48	75
721 Spring St	0.19mi	3/2.0 (+1)	1,368 (+2%)	8mo	$119,000	$87	73
313 Lynn St	0.24mi	3/2.0 (+1)	1,373 (+2%)	19mo	$150,000	$109	60
206 Corwin St	0.08mi	3/1.5 (+1)	1,480 (+10%)	23mo	$145,000	$98	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.79×
• Total profit: $7,721
• Equity at exit: $7,191

10-year hold

• IRR: 25.0%
• Equity multiple: 3.46×
• Total profit: $24,087
• Equity at exit: $6,526

Cash invested: $9,800 (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 15477

• Home prices YoY: -1.3%
• Active inventory: 1
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $176

Break-even live

Break-even rent $889

Max offer price $35,000

Occupancy floor 79%

Sensitivity live

Price	-10% $201	-5% $189	+0% $176	+5% $164	+10% $152
Rent	-10% $89	-5% $133	+0% $176	+5% $220	+10% $264
Rate	-1.0pp $194	-0.5pp $185	base $176	+0.5pp $167	+1.0pp $158

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $35,000 Active 33 DOM
2. 2026-06-18
   days on market $35,000 Active 31 DOM
3. 2026-06-17
   days on market $35,000 Active 30 DOM
4. 2026-06-16
   days on market $35,000 Active 29 DOM
5. 2026-06-15
   days on market $35,000 Active 28 DOM
6. 2026-06-13
   days on market $35,000 Active 26 DOM
7. 2026-06-12
   days on market $35,000 Active 25 DOM
8. 2026-06-09
   days on market $35,000 Active 22 DOM
9. 2026-06-08
   days on market $35,000 Active 21 DOM
10. 2026-06-08
    days on market $35,000 Active 20 DOM
11. 2026-06-04
    pricedays on market $35,000 Active 16 DOM
12. 2026-06-02
    days on market $39,000 Active 15 DOM
13. 2026-06-01
    days on market $39,000 Active 14 DOM
14. 2026-05-31
    remarks 467-char remark
15. 2026-05-31
    days on marketlisting id $39,000 Active 13 DOM
16. 2026-05-18
    listed $39,000 Active

    Show marketing remark (473 chars)

    This two bedroom, one bath home is ready for your personal touch! Perfect for investors, this property offers plenty of potential. Enjoy the convenience of first floor laundry, spacious bedrooms, and a generously sized living room. Situated on a desirable corner lot, it also features a detached garage, providing extra storage or workspace. With a little vision and care, this home could be transformed into a beautiful home. Don’t miss this chance to make it yours!

17. 2026-05-18
    listed $39,000 Active 473-char remark

    Show marketing remark (473 chars)

    This two bedroom, one bath home is ready for your personal touch! Perfect for investors, this property offers plenty of potential. Enjoy the convenience of first floor laundry, spacious bedrooms, and a generously sized living room. Situated on a desirable corner lot, it also features a detached garage, providing extra storage or workspace. With a little vision and care, this home could be transformed into a beautiful home. Don’t miss this chance to make it yours!

18. 2026-02-21
    historical
19. 2026-02-10
    price $29,000
20. 2026-01-27
    price $33,999
21. 2026-01-07
    price $39,999
22. 2025-12-21
    listed $45,000 Active

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,348
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$5,700
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$1,018
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $1,635/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 · 1 photo

Fair 45/100 Moderate rehab

This two-bedroom home requires moderate renovations, including exterior painting and trimming vegetation, to improve its curb appeal and property value.

Repairs flagged

• Major exterior siding — Peeling paint
• Major exterior vegetation — Overgrown and obscuring the property
• Major interior walls — Peeling paint

Value-add opportunities

• Both paint exterior — Enhances curb appeal and property value
• Both trim vegetation — Improves curb appeal and property value
• Both paint interior walls — Enhances interior appearance and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Peeling paint	Major	$15,000–50,000
exterior vegetation · Overgrown and obscuring the property	Major	$15,000–50,000
interior walls · Peeling paint	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and property value ↑
• Both trim vegetation — Improves curb appeal and property value ↑
• Both paint interior walls — Enhances interior appearance and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: California Area SD
• NCES district ID: 4204710
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 58% ▼ -9.00%
• Median HH income: $40,621
• Composite: 37.22/100
• National rank: #4466
• State rank: #295 of 539 in PA

Livability — Roscoe

• Score: 64/100
• State rank: #1203
• US rank: #14151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roscoe, PA
• City population: 794
• Population (ZIP): 794

Population outlook (Washington County) Hauer SSP2

• Today (2025): 208,060 people
• By 2030: 207,168 · -0.4%
• By 2040: 202,738 · -2.6%
• By 2050: 195,269 · -6.1%
• By 2075: 175,588 · -15.6%
• By 2100: 145,827 · -29.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 12%
• Common ancestry: Romanian 7% Italian 6% Serbian 5%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+25.5) · D 36.9% · R 62.4%
• 2008→2024 swing: -20.8pp toward R · 2008: -4.7pp · 2024: -25.5pp
• All cycles: 2024: R+25.5 2020: R+22.8 2016: R+25.3 2012: R+13.3 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.76%
• Current HPI: 137.2458
• 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

-13.3% since first listed

7 events — show timeline

• 2026-05-18 Listed $39,000 West Penn MLS
• 2026-05-18 Listed $39,000 West Penn MLS
• 2026-02-21 Listing Removed — BRIGHT MLS
• 2026-02-10 Price Changed $29,000 BRIGHT MLS
• 2026-01-27 Price Changed $33,999 BRIGHT MLS
• 2026-01-07 Price Changed $39,999 BRIGHT MLS
• 2025-12-21 Listed $45,000 BRIGHT MLS