1714 Upper Vly · Sun Valley, PA 18330

$239,900

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 26 Days on market

Built 1991 0.68 ac lot Est $183k · 31% over $25/mo HOA · 1% 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).

• Cash flow +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

Key facts

• Open floor plan
• Deck for relaxing
• Spacious backyard

Tags

• OPEN FLOOR PLAN
• LARGE KITCHEN DINING AREA
• LARGE LIVING ROOM
• DECK FOR RELAXING
• SPACIOUS BACKYARD

Property features AI

Finance

• HOA & community: Association fee $300 annually

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Well water; Septic tank
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction; Asphalt/Fiberglass roof; Year built: Unknown
• Exterior features: Deck; Lot approximately 0.68 acres

Interior

• Kitchen: Kitchen with dining area (approx. 18 x 13)
• Bedrooms: Three first-floor bedrooms (approx. 9 x 10, 11 x 9, 11 x 13)
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Baseboard heating (electric); Ceiling fan(s)
• Interior features: Attic; Dining area; Eat-in kitchen; Storage
• Laundry & utility: Washer hookup on main level; Dryer hookup on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $73 ($875/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (12.5% below list).
• Recommended offer: $210k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#1,162 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, 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.
• Zoned schools: Pleasant Valley El Sch (math 39% / reading 51%, grade D-, #809 of 1,518 statewide, top 54%, 899 students, 50% FRL); Pleasant Valley Ms (math 19% / reading 58%, grade F, #275 of 512 statewide, top 55%, 950 students, 50% FRL); Pleasant Valley Hs (math 72% / reading 30%, grade D+, #123 of 437 statewide, top 28%, 1,343 students, 39% FRL).
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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.
• Current owner paid $20k; list at $240k implies a 1070% gain — meaningful room to come down on a strong offer.

Recommended offer $210,000 (12.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1714 Upper Vly	0.00mi	3/1.0	1,008 (0%)	1mo	$239,900	$238	98
1614 Ranger Rd	0.34mi	3/2.0	1,020 (+1%)	20mo	$262,000	$257	64
830 Westbrook Rd	0.50mi	3/2.0	1,020 (+1%)	18mo	$232,000	$227	58
600 Westbrook Rd	0.58mi	3/1.5	1,080 (+7%)	20mo	$95,000	$88	44
1114 Brambles Way	0.73mi	3/2.0	1,000 (-1%)	22mo	$170,000	$170	44
270 Mckinley Dr	0.56mi	3/2.0	1,144 (+14%)	16mo	$210,000	$184	36
603 Eastbrook Rd	0.52mi	2/1.0 (-1)	1,152 (+14%)	12mo	$150,000	$130	35
1114 Bayberry Rd	0.64mi	2/1.0 (-1)	936 (-7%)	23mo	$169,900	$182	32
1108 Fir Rd	0.75mi	3/2.0	880 (-13%)	13mo	$138,000	$157	31

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

Projected returns pro-forma

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

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-34,244
• Equity at exit: $35,770

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-23,891
• Equity at exit: $20,742

Cash invested: $67,172 (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 18330

• Home prices YoY: -7.4%
• Active inventory: 67
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$203 /mo · $2,437/yr
• Insurance: −$100
• HOA: −$25
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $73

Break-even live

Break-even rent $2,008

Max offer price $239,900

Occupancy floor 92%

Sensitivity live

Price	-10% $209	-5% $141	+0% $73	+5% $5	+10% $-63
Rent	-10% $-93	-5% $-10	+0% $73	+5% $156	+10% $239
Rate	-1.0pp $194	-0.5pp $134	base $73	+0.5pp $11	+1.0pp $-53

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Daisy Dr Effort, PA	3.0	2.0	1400	$2,100	$1.50	45d	1	1.37mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 10 events

1. 2026-04-30
   status Pending

   Show marketing remark (354 chars)

   Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

2. 2026-04-30
   status Pending 354-char remark

   Show marketing remark (354 chars)

   Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

3. 2026-04-20
   price $239,900

   Show marketing remark (354 chars)

   Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

4. 2026-04-20
   price $239,900 354-char remark

   Show marketing remark (354 chars)

   Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

5. 2026-04-04
   listed $249,900 Active
6. 2026-03-30
   listed $249,900 Active 354-char remark

   Show marketing remark (354 chars)

   Move in ready Ranch home offering 3 bedrooms, 1 full bathroom situated on a double lot! This home offers an open floor plan with a large kitchen/dining area and large living room. One floor offers everything you need! Plenty of space for entertaining. Outside you will find a deck for relaxing on those summer evenings overlooking your spacious backyard.

7. 2016-10-13
   soldstatus $20,500 186-char remark

   Show marketing remark (186 chars)

   SWEAT EQUITY IS HERE FOR YOU. Everything needs done so bring your tools and imagination. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

8. 2016-09-12
   listed $9,600 186-char remark

   Show marketing remark (186 chars)

   SWEAT EQUITY IS HERE FOR YOU. Everything needs done so bring your tools and imagination. See attachment for PAS requirements and WFHM offer submittal information in MLS document section.

9. 1997-10-24
   soldstatus $50,000
10. 1989-04-25
    soldstatus $11,500

ⓘ 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: $2,437 · $203/mo
• Projected year-2 tax: $3,114 · $259/mo
• Expected delta: +$677/yr (+$56/mo · 27.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$13,438
• − Property taxes: −$2,437
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$300
• − Depreciation: −$6,979
• Taxable loss: −$3,186
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $1,639/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 — Sun Valley

• Score: 65/100
• State rank: #1162
• US rank: #13440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sun Valley, PA
• Population (ZIP): 8,586

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 (67%)
• Race & ethnicity: White 67% Hispanic / Latino 14% Two or more races 14% Black 9%
• Hispanic origin (detail): Puerto Rican 4% Dominican 5%
• Common ancestry: Romanian 5% Slovak 1% Lithuanian 1%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 93% English-only · Russian/Polish/Slavic 3% Spanish 2% German/W. Germanic 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: ▼ -13.25%
• Current HPI: 165.6142
• 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

+1986.1% since first listed

10 events — show timeline

• 2026-04-30 Pending — GLVRMLS
• 2026-04-30 Pending — PMAR
• 2026-04-20 Price Changed $239,900 GLVRMLS
• 2026-04-20 Price Changed $239,900 PMAR
• 2026-04-04 Listed $249,900 GLVRMLS
• 2026-03-30 Listed $249,900 PMAR
• 2016-10-13 Sold (MLS) $20,500 PMAR
• 2016-09-12 Listed $9,600 PMAR
• 1997-10-24 Sold (Public Records) $50,000 Public Records
• 1989-04-25 Sold (Public Records) $11,500 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,437 · +1.5% YoY. Source: county tax records.