530 Wayne St · Bethany, PA 18431

$220,000

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 4 Days on market

Built 1957 0.58 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).

• Appreciation +10.0/10.0
• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this beautifully cared-for 3-bedroom, 1-bath ranch nestled on over a half-acre of level property just minutes from town, offering the perfect balance of peaceful country living and everyday convenience. The home features a spacious and inviting layout with bright living spaces, beautiful hardwood flooring, and a large eat-in kitchen offering abundant cabinetry and plenty of room for gathering with family and friends. A standout feature is the stunning sunroom with vaulted ceilings, oversized windows, and panoramic views of the surrounding yard--an ideal space to relax with your morning coffee, entertain guests, or enjoy all four seasons. Outside, you'll find a detached two-c

Key facts

• Expansive yard
• Fenced-in backyard
• 0.58 acre lot

Tags

• SUNROOM WITH VAULTED CEILINGS
• DETACHED TWO-CAR GARAGE
• FENCED-IN BACKYARD
• EXPANSIVE YARD

Property features AI

Exterior

• Parking: 2-car garage; Paved parking
• Utilities: Private well water; Septic tank
• Home design: Single-family residence; One level
• Construction: Above-grade finished living area present; Below-grade finished area present
• Exterior features: Front porch; Fenced (type: other)

Interior

• Kitchen: Built-in gas oven; Built-in gas range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Hardwood floors; Vinyl floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Heating present
• Interior features: Open floorplan; Unfinished basement; Basement present
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (23.3% below list).
• Recommended offer: $169k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#1,079 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Wayne Highlands SD (town): math 48% / reading 64% proficiency, ranked #115 of 539 in PA (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeside Elementary School (math 50% / reading 61%, grade C, #492 of 1,518 statewide, top 33%, 407 students, 52% FRL); Wayne Highlands Ms (math 37% / reading 65%, grade C, #116 of 512 statewide, top 24%, 376 students, 46% FRL); Honesdale Hs (math 72% / reading 24%, grade D, #153 of 437 statewide, top 37%, 697 students, 44% FRL).
• Market conditions: 67 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $155k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,729 (23.3% 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 1957 — 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. 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: 0.77% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.79×
• Total profit: $110,416
• Equity at exit: $198,193

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $332,553
• Equity at exit: $427,412

Cash invested: $61,600 (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 18431

• Home prices YoY: 10.6%
• Active inventory: 67
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$235 /mo · $2,823/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-148

Break-even live

Break-even rent $1,874

Max offer price $193,919

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-85	+0% $-148	+5% $-210	+10% $-272
Rent	-10% $-281	-5% $-214	+0% $-148	+5% $-81	+10% $-14
Rate	-1.0pp $-37	-0.5pp $-92	base $-148	+0.5pp $-205	+1.0pp $-263

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $220,000 Active 4 DOM
2. 2026-06-21
   days on market $220,000 Active 3 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $220,000 Active 1 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: $2,823 · $235/mo
• Projected year-2 tax: $3,149 · $262/mo
• Expected delta: +$327/yr (+$27/mo · 11.6%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $20,247
• − Mortgage interest: −$12,323
• − Property taxes: −$2,823
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$6,400
• Taxable loss: −$5,638
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $-418/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: Wayne Highlands SD
• NCES district ID: 4224970
• Math proficiency: 48% ▼ -12.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $46,476
• Composite: 47.36/100
• National rank: #2292
• State rank: #115 of 539 in PA

Livability — Bethany

• Score: 66/100
• State rank: #1079
• US rank: #12192

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethany, PA
• Population (ZIP): 12,576

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Lithuanian 2% Subsaharan African 2%
• Foreign-born: 3%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 30.12%
• Current HPI: 313.5221
• 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

+450.0% since first listed

5 events — show timeline

• 2026-06-17 Listed $220,000 PWMLS
• 2007-04-19 Sold (Public Records) $155,000 Public Records
• 2002-07-03 Sold (Public Records) $89,000 Public Records
• 2000-04-06 Sold (Public Records) $80,000 Public Records
• 1980-07-18 Sold (Public Records) $40,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,823 · +2.6% YoY. Source: county tax records.