1266 Wood View Rd · Brodheadsville, PA 18058

$109,000

3 bd · 2.0 ba · 872 sqft · SingleFamily public records

Built 1989

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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
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable bi-level home on a low-traffic cul-de-sac. You’ll love the mountain view. The custom kitchen with ornate stone breakfast bar, accent lights under the cabinets, & view of the expansive backyard make cooking fun. The brick wood-burning fireplace will keep you warm on those cool winter nights. The master bedroom with walk-in closet is on the upper level & 2 bedrooms are on the lower level. One full bathroom is upstairs & the other is downstairs. Features include paved driveway, oversized 2-car garage, 10 x 16 shed, 10 x 12 elevated deck, & a mix of hardwood and laminate floors. Mature landscaping with cherry blossom tree in front yard & a backyard stream that comes after the rain. The fully insulated attic & electric heaters with timer thermostats help keep heating costs under control. New roof installed in 2011, new hot water heater installed in 2013, & new well pump installed in 2014. Bring your toolbox & your paintbrush to give this home your finishing touch. Buyer to pay $4,000 fee to Significa Short Sales at settlement. Call for details.

Key facts

• 2 garage spots
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Cap rate 12.8% vs local median 1.4% in Brodheadsville — 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 84/100 on livability (#97 in PA, #710 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: 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 $8k of equity ($754 loan paydown + $7k 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.
• At projected returns (6.2% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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: property tax is 3.1% of price.

Recommended offer $109,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.26%
• DSCR: 2.03
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 35.4%
• Equity multiple: 3.32×
• Total profit: $70,883
• Equity at exit: $70,249

10-year hold

• IRR: 32.8%
• Equity multiple: 6.86×
• Total profit: $178,824
• Equity at exit: $128,912

Cash invested: $30,520 (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: 4.8×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$279 /mo · $3,344/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $591

Break-even live

Break-even rent $1,134

Max offer price $109,000

Occupancy floor 64%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2023-08-29
   status Pending
2. 2023-08-20
   historical
3. 2015-09-08
   soldstatus $103,000
4. 2015-08-27
   soldstatus $103,000 1127-char remark

   Show marketing remark (1127 chars)

   Affordable bi-level home on a low-traffic cul-de-sac. You’ll love the mountain view. The custom kitchen with ornate stone breakfast bar, accent lights under the cabinets, & view of the expansive backyard make cooking fun. The brick wood-burning fireplace will keep you warm on those cool winter nights. The master bedroom with walk-in closet is on the upper level & 2 bedrooms are on the lower level. One full bathroom is upstairs & the other is downstairs. Features include paved driveway, oversized 2-car garage, 10 x 16 shed, 10 x 12 elevated deck, & a mix of hardwood and laminate floors. Mature landscaping with cherry blossom tree in front yard & a backyard stream that comes after the rain. The fully insulated attic & electric heaters with timer thermostats help keep heating costs under control. New roof installed in 2011, new hot water heater installed in 2013, & new well pump installed in 2014. Bring your toolbox & your paintbrush to give this home your finishing touch. Buyer to pay $4,000 fee to Significa Short Sales at settlement. Call for details.

5. 2014-10-28
   historical
6. 2014-10-14
   listed $109,000

   Show marketing remark (1127 chars)

   Affordable bi-level home on a low-traffic cul-de-sac. You’ll love the mountain view. The custom kitchen with ornate stone breakfast bar, accent lights under the cabinets, & view of the expansive backyard make cooking fun. The brick wood-burning fireplace will keep you warm on those cool winter nights. The master bedroom with walk-in closet is on the upper level & 2 bedrooms are on the lower level. One full bathroom is upstairs & the other is downstairs. Features include paved driveway, oversized 2-car garage, 10 x 16 shed, 10 x 12 elevated deck, & a mix of hardwood and laminate floors. Mature landscaping with cherry blossom tree in front yard & a backyard stream that comes after the rain. The fully insulated attic & electric heaters with timer thermostats help keep heating costs under control. New roof installed in 2011, new hot water heater installed in 2013, & new well pump installed in 2014. Bring your toolbox & your paintbrush to give this home your finishing touch. Buyer to pay $4,000 fee to Significa Short Sales at settlement. Call for details.

7. 2014-10-14
   listed $109,000 1127-char remark

   Show marketing remark (1127 chars)

   Affordable bi-level home on a low-traffic cul-de-sac. You’ll love the mountain view. The custom kitchen with ornate stone breakfast bar, accent lights under the cabinets, & view of the expansive backyard make cooking fun. The brick wood-burning fireplace will keep you warm on those cool winter nights. The master bedroom with walk-in closet is on the upper level & 2 bedrooms are on the lower level. One full bathroom is upstairs & the other is downstairs. Features include paved driveway, oversized 2-car garage, 10 x 16 shed, 10 x 12 elevated deck, & a mix of hardwood and laminate floors. Mature landscaping with cherry blossom tree in front yard & a backyard stream that comes after the rain. The fully insulated attic & electric heaters with timer thermostats help keep heating costs under control. New roof installed in 2011, new hot water heater installed in 2013, & new well pump installed in 2014. Bring your toolbox & your paintbrush to give this home your finishing touch. Buyer to pay $4,000 fee to Significa Short Sales at settlement. Call for details.

8. 2014-03-05
   listed $109,000
9. 2001-10-16
   soldstatus $46,500
10. 1989-02-01
    soldstatus $15,000

ⓘ 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: $3,344 · $279/mo
• Projected year-2 tax: $3,344 · $279/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 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $22,590
• − Mortgage interest: −$6,106
• − Property taxes: −$3,344
• − Insurance: −$545
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,171
• Taxable income: $5,810
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $5,703/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 — Brodheadsville

• Score: 84/100
• State rank: #97
• US rank: #710

Category grades

Amenities C+ 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

• City population: 2,821
• 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

+586.7% since first listed

10 events — show timeline

• 2023-08-29 Pending — LCAR
• 2023-08-20 Delisted — LCAR
• 2015-09-08 Sold (Public Records) $103,000 Public Records
• 2015-08-27 Sold (MLS) $103,000 PMAR
• 2014-10-28 Delisted — LCAR
• 2014-10-14 Listed $109,000 PMAR
• 2014-10-14 Listed $109,000 LCAR
• 2014-03-05 Listed $109,000 PMAR
• 2001-10-16 Sold (Public Records) $46,500 Public Records
• 1989-02-01 Sold (Public Records) $15,000 Public Records

Property tax history

-0.3%/yr

Latest (2026): $3,344 · +1.5% YoY. Source: county tax records.