277 Mozzette Rd · Mountainhome, PA 18325

$224,500

2 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1972 1.26 ac lot

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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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Schools +4.2/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ranch. . 1+ Acres. .. Charming 3-bedroom, 1-bath home nestled in the peaceful surroundings of Canadensis, offering privacy and a relaxing wooded setting! This home features a spacious living room, dining area, and a functional layout designed for comfortable everyday living. Enjoy the outdoors from the large deck and balcony, perfect for entertaining or unwinding in nature. The full unfinished basement provides endless possibilities for storage, workshop space, or future expansion, and includes a dedicated laundry area for added convenience. Complete with a garage for parking and extra storage, this property is ideal as a full-time residence, weekend getaway, or investment opportunity. Conv

Key facts

• Large deck
• Garage for parking
• Near hiking

Tags

• 1+ ACRES
• LARGE DECK
• FULL UNFINISHED BASEMENT
• DEDICATED LAUNDRY AREA
• GARAGE FOR PARKING
• NEAR HIKING

Property features AI

Finance

• Financial info: Annual taxes: $2,421.16

Exterior

• Parking: 1-car garage
• Utilities: Private well water; Private sewer / septic tank; 150 Amp electric service
• Home design: Single family residence; Residential property
• Construction: Block foundation
• Exterior features: Deck

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Tile; Concrete
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Ceiling fan(s)
• Interior features: Electric range; Refrigerator; Unfinished basement; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (17.6% below list).
• Recommended offer: $185k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.0% in Mountainhome — 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 73/100 on livability (#582 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 48 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.5% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.5% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,996 (17.6% 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 1972 — 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: 0.82% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.14×
• Total profit: $8,964
• Equity at exit: $82,487

10-year hold

• IRR: 6.9%
• Equity multiple: 1.89×
• Total profit: $55,876
• Equity at exit: $114,290

Cash invested: $62,860 (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 18325

• Home prices YoY: 0.9%
• Active inventory: 48
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$1,177
• Tax from tax record: −$202 /mo · $2,421/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-11

Break-even live

Break-even rent $1,864

Max offer price $222,532

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $52	+0% $-11	+5% $-75	+10% $-138
Rent	-10% $-157	-5% $-84	+0% $-11	+5% $62	+10% $135
Rate	-1.0pp $102	-0.5pp $46	base $-11	+0.5pp $-69	+1.0pp $-128

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-02
   status $224,500 Pending 3 DOM
2. 2026-06-01
   days on market $224,500 Active 3 DOM
3. 2026-05-31
   days on market $224,500 Active 2 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: $2,421 · $202/mo
• Projected year-2 tax: $2,984 · $249/mo
• Expected delta: +$563/yr (+$47/mo · 23.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$12,575
• − Property taxes: −$2,421
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$6,531
• Taxable loss: −$4,002
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $827/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Mountainhome

• Score: 73/100
• State rank: #582
• US rank: #5598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,688

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 22% Hispanic / Latino 19%
• Common ancestry: Romanian 22% Scotch-Irish 7% Slovak 2%
• Foreign-born: 6% · Canada
• Languages at home: 82% English-only · Spanish 14% Russian/Polish/Slavic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.50%
• Current HPI: 168.9888
• 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

• 2026-05-29 Listed $224,500 PWMLS

Property tax history

+2.7%/yr

Latest (2026): $2,421 · +3.0% YoY. Source: county tax records.