635 Silver Spring Blvd · Effort, PA 18058

$279,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 12 Days on market

Built 1955 0.54 ac lot $252/sqft · at area comps Est $291k · at est.

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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).

• ARV discount +9.3/15.0
• Appreciation +8.1/10.0
• Cash flow +7.5/30.0
• Livability +3.9/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Completely remodeled 1950's style ranch home on nice sized lot featuring a single car heated garage, covered front porch, covered patio, paved driveway, newer roof, custom chefs kitchen with carrara marble countertops, semi custom white galaxy soft close cabinetry, stainless steel apron sink, glass subway backsplash, under cabinet lighting, brand new matching stainless steel appliance package, refinished original wood floors, custom trim work throughout, remodeled bathroom with custom tiled tub surround, new marble topped vanity, brand new stylish 2 panel doors, upgraded brushed nickel lighting and door hardware package, full basement, absolutely turn key.

Key facts

• Slate tile
• Custom trim work
• Modern kitchen

Tags

• HARDWOOD FLOORS
• SLATE TILE
• CUSTOM TRIM WORK
• MODERN KITCHEN
• CARRERA MARBLE COUNTERTOPS
• CUSTOM GLASS SUBWAY BACKSPLASH

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Well water; Cesspool sewer
• Home design: Single-story; Residential zoning; Basement foundation
• Construction: Brick and vinyl siding exterior; Asphalt/fiberglass roof; Year built: Unknown
• Exterior features: Patio; Sloped lot; Not in a subdivision; Public road frontage; Has a view

Interior

• Kitchen: Electric oven; Microwave; Dishwasher
• Bedrooms: Bedroom (first floor) — 11.0 x 11.0; Bedroom (first floor) — 11.0 x 11.0; Bedroom (first floor) — 12.0 x 12.0
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Ceiling fan(s)
• Interior features: Dining area / separate formal dining room; Hardwood flooring; Tile flooring; Full basement with concrete floor and sump pump
• Laundry & utility: Washer; Dryer; Oil water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (29.9% below list).
• Recommended offer: $196k (29.9% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.7% in Effort — 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 78/100 on livability (#292 in PA, #2,576 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (6.2% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 9y ago 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,659 (29.9% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.34%
• DSCR: 0.76
• GRM: 11.9

CMA / ARV

• ARV (median comp): $290,935
• List price: $279,000
• Delta: -4.10%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Silver Spring Blvd	0.00mi	3/1.0	1,107 (0%)	1mo	$293,000	$265	100
116 Singing Tree Ln	0.42mi	3/2.0	1,142 (+3%)	16mo	$285,350	$250	58

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

Projected returns pro-forma

6.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.80×
• Total profit: $62,590
• Equity at exit: $179,812

10-year hold

• IRR: 12.5%
• Equity multiple: 3.57×
• Total profit: $200,403
• Equity at exit: $329,967

Cash invested: $78,120 (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 18058

• Home prices YoY: 3.4%
• Active inventory: 90
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$314 /mo · $3,765/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-347

Break-even live

Break-even rent $2,396

Max offer price $217,625

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-05
   status Pending 565-char remark
2. 2026-04-23
   listed $279,000 Active 565-char remark
3. 2018-10-02
   soldstatus $130,000
4. 2018-09-27
   soldstatus $130,000 664-char remark

   Show marketing remark (750 chars)

   Stunning remodel of this 1950's ranch home. Some nice features include brand new kitchen with Carrera Marble countertops, custom glass subway backsplash, custom under cabinet lighting, stainless steel farm sink, brand new matching stainless steel appliance package, brand new white shaker cabinetry with soft close drawers, tile floor, refinished original wood floors throughout, custom trim work throughout, upgraded brushed nickel lighting and door hardware package, brand new bathroom with custom tile tub surround, upgraded 2 panel doors throughout, new marble vanity, covered front porch, covered rear patio, single car heated garage, newer roof with architectural shingles, full basement, nice sized lot, low taxes, no dues absolutely turn key.

5. 2018-09-27
   soldstatus $130,000

   Show marketing remark (750 chars)

   Stunning remodel of this 1950's ranch home. Some nice features include brand new kitchen with Carrera Marble countertops, custom glass subway backsplash, custom under cabinet lighting, stainless steel farm sink, brand new matching stainless steel appliance package, brand new white shaker cabinetry with soft close drawers, tile floor, refinished original wood floors throughout, custom trim work throughout, upgraded brushed nickel lighting and door hardware package, brand new bathroom with custom tile tub surround, upgraded 2 panel doors throughout, new marble vanity, covered front porch, covered rear patio, single car heated garage, newer roof with architectural shingles, full basement, nice sized lot, low taxes, no dues absolutely turn key.

6. 2018-05-21
   listed $154,900 664-char remark

   Show marketing remark (750 chars)

   Stunning remodel of this 1950's ranch home. Some nice features include brand new kitchen with Carrera Marble countertops, custom glass subway backsplash, custom under cabinet lighting, stainless steel farm sink, brand new matching stainless steel appliance package, brand new white shaker cabinetry with soft close drawers, tile floor, refinished original wood floors throughout, custom trim work throughout, upgraded brushed nickel lighting and door hardware package, brand new bathroom with custom tile tub surround, upgraded 2 panel doors throughout, new marble vanity, covered front porch, covered rear patio, single car heated garage, newer roof with architectural shingles, full basement, nice sized lot, low taxes, no dues absolutely turn key.

7. 2018-05-21
   listed $154,900

   Show marketing remark (750 chars)

   Stunning remodel of this 1950's ranch home. Some nice features include brand new kitchen with Carrera Marble countertops, custom glass subway backsplash, custom under cabinet lighting, stainless steel farm sink, brand new matching stainless steel appliance package, brand new white shaker cabinetry with soft close drawers, tile floor, refinished original wood floors throughout, custom trim work throughout, upgraded brushed nickel lighting and door hardware package, brand new bathroom with custom tile tub surround, upgraded 2 panel doors throughout, new marble vanity, covered front porch, covered rear patio, single car heated garage, newer roof with architectural shingles, full basement, nice sized lot, low taxes, no dues absolutely turn key.

8. 2017-11-30
   soldstatus $55,000
9. 2017-11-03
   listed $65,000
10. 2006-12-04
    soldstatus $150,000

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $3,765 · $314/mo
• Projected year-2 tax: $4,087 · $341/mo
• Expected delta: +$321/yr (+$27/mo · 8.5%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,479
• − Mortgage interest: −$15,628
• − Property taxes: −$3,765
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − Depreciation: −$8,116
• Taxable loss: −$9,183
• Est. tax savings @ 24.0%: +$2,204
• After-tax cash flow: $-1,965/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Effort

• Score: 78/100
• State rank: #292
• US rank: #2576

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,884

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 10% Black 2%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Romanian 6% Polish 4% Iranian 4%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.25%
• Current HPI: 188.6013
• 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

+95.3% since first listed

12 events — show timeline

• 2026-06-04 Sold (Public Records) $293,000 Public Records
• 2026-06-03 Sold (MLS) $293,000 GLVRMLS
• 2026-05-05 Pending — GLVRMLS
• 2026-04-23 Listed $279,000 GLVRMLS
• 2018-10-02 Sold (Public Records) $130,000 Public Records
• 2018-09-27 Sold (MLS) $130,000 PMAR
• 2018-09-27 Sold (MLS) $130,000 GLVRMLS
• 2018-05-21 Listed $154,900 PMAR
• 2018-05-21 Listed $154,900 GLVRMLS
• 2017-11-30 Sold (MLS) $55,000 PMAR
• 2017-11-03 Listed $65,000 PMAR
• 2006-12-04 Sold (Public Records) $150,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $3,765 · +1.5% YoY. Source: county tax records.