276 Erie St · Honesdale, PA 18431

$119,000

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 204 Days on market

Built 1869 3,920 sqft lot Est $112k · 6% over

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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
• Appreciation +10.0/10.0
• ARV discount +4.7/15.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

Key facts

• Unique property
• Prime location
• Restaurants

Tags

• UNIQUE PROPERTY
• PRIME LOCATION
• LOCAL SHOPS
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#1,220 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: amenities F, commute F, employment 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.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($823 loan paydown + $12k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $67k; list at $119k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1869 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — 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. 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: 1.51% ✓
• Cap rate: 12.44%
• Cash-on-cash: 21.94%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $112,048
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 Erie St	0.00mi	2/1.0	750 (-0%)	1mo	$111,500	$149	99
115 9th St	0.53mi	1/1.5 (-1)	722 (-4%)	10mo	$144,000	$199	54
455 Riverside Dr	0.74mi	3/1.0 (+1)	792 (+5%)	23mo	$50,000	$63	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 39.2%
• Equity multiple: 4.01×
• Total profit: $100,130
• Equity at exit: $107,205

10-year hold

• IRR: 33.8%
• Equity multiple: 9.02×
• Total profit: $267,246
• Equity at exit: $231,191

Cash invested: $33,320 (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: 66
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $554

Break-even live

Break-even rent $1,099

Max offer price $119,000

Occupancy floor 64%

Sensitivity live

Price	-10% $621	-5% $587	+0% $554	+5% $520	+10% $486
Rent	-10% $411	-5% $483	+0% $554	+5% $625	+10% $696
Rate	-1.0pp $614	-0.5pp $584	base $554	+0.5pp $523	+1.0pp $491

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Cliff St Honesdale, PA	3.0	2.0	900	$1,800	$2.00	4d	1	0.30mi

Listing history 13 events

1. 2026-04-10
   status Pending
2. 2025-12-21
   price $119,000
3. 2025-10-25
   price $124,000
4. 2025-09-17
   listed $129,000 Active
5. 2025-05-23
   soldstatus $67,000 Closed 576-char remark

   Show marketing remark (576 chars)

   INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

6. 2025-05-19
   status Pending 576-char remark

   Show marketing remark (576 chars)

   INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

7. 2025-05-15
   status Active 576-char remark

   Show marketing remark (576 chars)

   INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

8. 2025-04-22
   status Pending 576-char remark

   Show marketing remark (576 chars)

   INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

9. 2025-04-10
   status Active 576-char remark

   Show marketing remark (576 chars)

   INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

10. 2025-04-10
    price $75,000 576-char remark

    Show marketing remark (576 chars)

    INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

11. 2025-03-12
    status Pending 576-char remark

    Show marketing remark (576 chars)

    INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

12. 2025-03-08
    listed $94,900 Active 576-char remark

    Show marketing remark (576 chars)

    INVESTOR ALERT - CASH BUYER ONLY! PRIME RENTAL OPPORTUNITY IN HONESDALE 1869's Canal home is ''Pint Size Home Pleaser'' with a hometown walking access to Main street stores, dining and entertaining. Easy to maintain main floor Ranch with country kitchen, 2 bedrooms (One with walk in closet), Kitchen and bathroom fully remodeled including new flooring, windows, thru the home plus many more improvements. Yes a back yard too. Simplicity at its Best! Low maintenance, fully updated, and packed with charm. Selling AS-IS - priced for action and perfect for the savvy investor.

13. 2010-05-19
    soldstatus $9,000

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: +$105/yr (+$9/mo · 6.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $21,600
• − Mortgage interest: −$6,666
• − Property taxes: −$1,670
• − Insurance: −$1,262
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,462
• Taxable income: $5,085
• Est. tax owed @ 24.0%: −$1,220
• After-tax cash flow: $5,424/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 — Honesdale

• Score: 64/100
• State rank: #1220
• US rank: #14488

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Honesdale, 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

+1222.2% since first listed

13 events — show timeline

• 2026-04-10 Pending — PWMLS
• 2025-12-21 Price Changed $119,000 PWMLS
• 2025-10-25 Price Changed $124,000 PWMLS
• 2025-09-17 Listed $129,000 PWMLS
• 2025-05-23 Sold (MLS) $67,000 PWMLS
• 2025-05-19 Pending — PWMLS
• 2025-05-15 Relisted — PWMLS
• 2025-04-22 Pending — PWMLS
• 2025-04-10 Relisted — PWMLS
• 2025-04-10 Price Changed $75,000 PWMLS
• 2025-03-12 Pending — PWMLS
• 2025-03-08 Listed $94,900 PWMLS
• 2010-05-19 Sold (Public Records) $9,000 Public Records

Property tax history

+3.7%/yr

Latest (2026): $1,670 · +30.1% YoY. Source: county tax records.