93 Cub Rd · Salem, PA 18436

$298,500

2 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 1 Days on market

Built 2010 0.28 ac lot $100/mo HOA · 5% 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 +7.2/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.4/10.0

Listing remarks

Lakefront Living at Its Best! This beautifully maintained raised ranch offers 2 bedrooms, 2 full baths, and stunning views of Lake Wallenpaupack. Designed for comfort and convenience, the home features radiant heated floors, an on-demand tankless water heater, an updated kitchen, and a cozy, inviting atmosphere throughout. The finished basement provides additional living space perfect for entertaining, a family room, or accommodating guests. Enjoy the beauty of the lake from your home and take advantage of available dock slips for easy access to boating, fishing, and waterfront recreation. Situated in an amenity-filled private community, this property also offers an oversized parking area a

Key facts

• Lakefront living
• Finished basement
• Dock slips

Tags

• LAKEFRONT LIVING
• RADIANT HEATED FLOORS
• UPDATED KITCHEN
• FINISHED BASEMENT
• DOCK SLIPS
• OVERSIZED PARKING AREA

Property features AI

Finance

• Other: Located in the Indian Rocks subdivision
• HOA & community: Homeowners association with annual fee (includes security and snow removal); Association amenities: beach access, tennis courts, pool, clubhouse, playground, park, fitness center, dog park, maintenance, street lights, restaurant, lake access, fishing

Exterior

• Parking: Gravel off-street parking; Parking accessible at kitchen level
• Security: 24-hour security
• Utilities: 200+ amp electric service; Electricity connected; Propane available; Cable available; Septic tank
• Home design: Single-family house; Ranch-style current use; Updated/remodeled condition
• Construction: Vinyl siding; Block foundation; Asphalt roof; Above-grade and below-grade finished living areas
• Exterior features: Rear porch; Gazebo; Shed(s); Corner lot; Waterfront lot with lakefront and river access; Paved road access on a privately maintained road

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Gas range/oven/cooktop
• Bedrooms: Total rooms: 5
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Zoned heating; Radiant (radiant floor) heating; Wall/window air conditioning units
• Interior features: Eat-in kitchen; Storage space; Recessed lighting
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $298k.

Deal economics

• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (32.9% below list).
• Recommended offer: $200k (32.9% 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.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; list at $298k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $200,397 (32.9% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $870,366
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 Lakeland Dr	3.36mi	3/1.5 (+1)	1,200 (+2%)	20mo	$890,000	$742	38
1074 Aquarius Dr	3.74mi	3/2.0 (+1)	1,304 (+11%)	23mo	$575,000	$441	18
238 Lennon Rd	3.27mi	3/2.0 (+1)	1,008 (-14%)	22mo	$905,000	$898	14

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.63×
• Total profit: $136,582
• Equity at exit: $268,912

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $422,609
• Equity at exit: $579,920

Cash invested: $83,580 (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: 341
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,004 medium
• Mortgage (P&I): −$1,565
• Tax from tax record: −$201 /mo · $2,415/yr
• Insurance: −$124
• HOA: −$100
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-408

Break-even live

Break-even rent $2,520

Max offer price $226,453

Occupancy floor —

Sensitivity live

Price	-10% $-239	-5% $-323	+0% $-408	+5% $-492	+10% $-577
Rent	-10% $-566	-5% $-487	+0% $-408	+5% $-329	+10% $-250
Rate	-1.0pp $-258	-0.5pp $-332	base $-408	+0.5pp $-485	+1.0pp $-564

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: $74,625
• Closing costs: $8,955
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $298,500 Active 1 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: $2,415 · $201/mo
• Projected year-2 tax: $3,566 · $297/mo
• Expected delta: +$1,151/yr (+$96/mo · 47.7%)

ⓘ 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 · 16 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: $24,048
• − Mortgage interest: −$16,721
• − Property taxes: −$2,415
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − HOA: −$1,200
• − Depreciation: −$8,684
• Taxable loss: −$10,312
• Est. tax savings @ 24.0%: +$2,475
• After-tax cash flow: $-2,419/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

+515.8% since first listed

6 events — show timeline

• 2026-06-20 Listed $298,500 PWMLS
• 2021-03-29 Sold (Public Records) $127,000 Public Records
• 2018-08-20 Sold (Public Records) $6,475 Public Records
• 2009-10-19 Sold (Public Records) $28,188 Public Records
• 2002-11-06 Sold (Public Records) $63,238 Public Records
• 1987-06-10 Sold (Public Records) $48,470 Public Records

Property tax history

+1.0%/yr

Latest (2026): $2,415 · +3.1% YoY. Source: county tax records.