223 Hudsondale St · Weatherly, PA 18255

$85,000

3 bd · 1.0 ba · 1,864 sqft · MultiFamily public records · 64 Days on market

Built 1881 4,356 sqft lot $46/sqft · 54% below area

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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
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

HUGE SWEAT EQUITY OPPORTUNITY! This spacious 3/4 bedroom home needs a little bit of TLC to bring it back to life! Property is being sold 100% in ''as-is'' condition. Property is owned by a licensed PA Realtor.

Key facts

• 4,356 sq ft lot
• Built 1881
• Listed 64 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#1,488 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D+, crime F, amenities F.
• Weatherly Area SD (rural): math 22% / reading 48% proficiency, ranked #415 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1881 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.09% ✓
• Cap rate: 36.14%
• Cash-on-cash: 106.58%
• DSCR: 5.74
• GRM: 2.0

CMA / ARV

• ARV (median comp): $185,047
• List price: $85,000
• Delta: -54.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.91×
• Total profit: $116,752
• Equity at exit: $12,674

10-year hold

• IRR: —
• Equity multiple: 12.35×
• Total profit: $270,075
• Equity at exit: $7,349

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 18255

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $3,477 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$152 /mo · $1,821/yr
• Insurance: −$35
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$730
• Net cashflow: $2,047

Break-even live

Break-even rent $885

Max offer price $85,000

Occupancy floor 36%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$3,477
Total (3 units)			$3,477

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 16 events

1. 2026-06-18
   days on market $85,000 Active 64 DOM
2. 2026-06-17
   days on market $85,000 Active 63 DOM
3. 2026-06-16
   days on market $85,000 Active 62 DOM
4. 2026-06-15
   days on market $85,000 Active 61 DOM
5. 2026-06-14
   days on market $85,000 Active 59 DOM
6. 2026-06-13
   days on market $85,000 Active 58 DOM
7. 2026-06-10
   days on market $85,000 Active 56 DOM
8. 2026-06-09
   days on market $85,000 Active 55 DOM
9. 2026-06-08
   days on market $85,000 Active 54 DOM
10. 2026-06-07
    days on market $85,000 Active 53 DOM
11. 2026-06-05
    days on market $85,000 Active 50 DOM
12. 2026-06-02
    days on market $85,000 Active 48 DOM
13. 2026-06-01
    days on market $85,000 Active 47 DOM
14. 2026-05-31
    days on market $85,000 Active 46 DOM
15. 2026-05-30
    days on market $85,000 Active 45 DOM
16. 2026-04-15
    listed $85,000 Active 209-char remark

    Show marketing remark (209 chars)

    HUGE SWEAT EQUITY OPPORTUNITY! This spacious 3/4 bedroom home needs a little bit of TLC to bring it back to life! Property is being sold 100% in ''as-is'' condition. Property is owned by a licensed PA Realtor.

ⓘ 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: $1,821 · $152/mo
• Projected year-2 tax: $1,821 · $152/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $41,724
• − Mortgage interest: −$4,761
• − Property taxes: −$1,821
• − Insurance: −$1,222
• − Repairs & maintenance: −$3,338
• − Management: −$3,338
• − Depreciation: −$2,473
• Taxable income: $24,771
• Est. tax owed @ 24.0%: −$5,945
• After-tax cash flow: $18,625/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: Weatherly Area SD
• NCES district ID: 4225140
• Math proficiency: 22% ▼ -33.00%
• Reading proficiency: 48% ▼ -20.00%
• Median HH income: $48,177
• Composite: 30.07/100
• National rank: #6348
• State rank: #415 of 539 in PA

Livability — Weatherly

• Score: 60/100
• State rank: #1488
• US rank: #19254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Weatherly, PA
• City population: 4,310
• Population (ZIP): 4,310

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 14% Polish 3% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.36%
• Current HPI: 185.3029
• 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

1 event — show timeline

• 2026-04-15 Listed $85,000 LCAR

Property tax history

+3.2%/yr

Latest (2026): $1,821 · +3.5% YoY. Source: county tax records.