2336 Snyder Ave · Beaver Springs, PA 17812

$125,000

4 bd · 1.5 ba · 1,672 sqft · SingleFamily · 49 Days on market

Built 1900 27 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 +14.3/30.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +4.4/10.0
• Appreciation +4.4/10.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property is going to onsite auction 4/11/2026 at 11:00 AM and is being sold with reserve. LISTED PRICE IS ONLY A SUGGESTED OPENING BID AND IS NOT INDICATIVE OF THE FINAL SALES PRICE WHICH WILL BE BY SELLER CONFIRMATION DAY OF AUCTION. Terms: Down payment of $25,000 required day of auction. Settlement on or before June 12, 2026. Transfer taxes to be paid by buyer. Real Estate taxes shall be prorated. Residual Lot: 27.40 acres with 4 bedrooms, 1.5 bath home and outbuildings. 40'x80' tie stall barn with loft are and 32'x40' shop. Road frontage along Snyder Ave and Rt 522. These 2 farms have been in the Stuck family for many years. Prime & rare opportunity to buy a

Key facts

• 27.4 acre lot
• Built 1900
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (0.7% below list).
• Recommended offer: $118k (6.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 60/100 on livability (#1,468 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Midd-West SD (rural): math 41% / reading 55% proficiency, ranked #225 of 539 in PA (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Midd-West Ms (math 40% / reading 54%, grade D+, #163 of 512 statewide, top 33%, 304 students, 100% FRL); Midd-West Hs (math 48% / reading 57%, grade C-, #110 of 437 statewide, top 25%, 764 students, 93% FRL) — zoned schools average 96% FRL vs 33% district-wide (64 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 48 units permitted in Snyder County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.2%/yr); year-one equity from $864 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Snyder County population projected at +3% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,504 (6.0% 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. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.63×
• Total profit: $-12,906
• Equity at exit: $29,208

10-year hold

• IRR: -1.6%
• Equity multiple: 0.86×
• Total profit: $-4,994
• Equity at exit: $29,855

Cash invested: $35,000 (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 17812

• Home prices YoY: -1.1%
• Active inventory: 10
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$249 /mo · $2,982/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-42

Break-even live

Break-even rent $1,294

Max offer price $117,504

Occupancy floor 98%

Sensitivity live

Price	-10% $28	-5% $-7	+0% $-42	+5% $-78	+10% $-113
Rent	-10% $-140	-5% $-91	+0% $-42	+5% $7	+10% $56
Rate	-1.0pp $21	-0.5pp $-11	base $-42	+0.5pp $-75	+1.0pp $-108

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-13
   status Pending
2. 2026-02-23
   listed $125,000 Active

ⓘ 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: $2,982 · $249/mo
• Projected year-2 tax: $2,982 · $249/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,888
• − Mortgage interest: −$7,002
• − Property taxes: −$2,982
• − Insurance: −$1,422
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,636
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $100/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: Midd-West SD
• NCES district ID: 4215210
• Math proficiency: 41% ▼ -9.00%
• Reading proficiency: 55% ▼ -8.00%
• Median HH income: $45,875
• Composite: 40.68/100
• National rank: #3675
• State rank: #225 of 539 in PA

Livability — Beaver Springs

• Score: 60/100
• State rank: #1468
• US rank: #18933

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,497

Population outlook (Snyder County) Hauer SSP2

• Today (2025): 41,720 people
• By 2030: 42,207 · +1.2%
• By 2040: 42,918 · +2.9%
• By 2050: 43,125 · +3.4%
• By 2075: 42,498 · +1.9%
• By 2100: 39,544 · -5.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1%
• Common ancestry: Iranian 7% Romanian 4% Scotch-Irish 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 2%

Political lean MEDSL · Snyder

• 2024 margin: Solid R (+47.0) · D 26.1% · R 73.2%
• 2008→2024 swing: -17.8pp toward R · 2008: -29.2pp · 2024: -47.0pp
• All cycles: 2024: R+47.0 2020: R+47.4 2016: R+47.3 2012: R+35.9 2008: R+29.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.16%
• Current HPI: 99.3493
• 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

2 events — show timeline

• 2026-04-13 Pending — BRIGHT MLS
• 2026-02-23 Listed $125,000 BRIGHT MLS

Property tax history

+1.9%/yr

Latest (2026): $2,982 · +1.9% YoY. Source: county tax records.