236 Vine St · Honesdale, PA 18431

$170,000

3 bd · 2.0 ba · 1,840 sqft · SingleFamily public records · 250 Days on market

Built 1869 0.25 ac lot $92/sqft · 18% below area Est $195k · 13% under

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Why this score? — see what drove the C 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 +14.4/30.0
• ARV discount +13.3/15.0
• Appreciation +10.0/10.0
• 1% rule +4.9/10.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

Key facts

• Close to schools
• Great location
• Close to shopping

Tags

• GREAT LOCATION
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING
• THRIVING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $35 ($421/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 $168k (1.1% below list).
• Recommended offer: $150k (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; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1869 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 250 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.88%
• DSCR: 1.04
• GRM: 8.4

CMA / ARV

• ARV (median comp): $195,279
• List price: $170,000
• Delta: -12.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Linwood St	0.30mi	3/1.5	1,800 (-2%)	2mo	$165,000	$92	79
500 Church St	0.28mi	4/2.0 (+1)	1,728 (-6%)	2mo	$85,000	$49	70
123 Broad St	0.18mi	3/1.0	1,950 (+6%)	10mo	$220,000	$113	70
443 Terrace St	0.46mi	4/2.0 (+1)	1,879 (+2%)	6mo	$260,000	$138	65
248 Vine St	0.03mi	3/2.0	1,632 (-11%)	19mo	$165,000	$101	64
400 Terrace St	0.34mi	3/2.0	2,012 (+9%)	8mo	$325,000	$162	62
101 Beechwood Dr	0.28mi	3/2.0	1,953 (+6%)	22mo	$225,000	$115	58
82 Hillcrest Cir	0.75mi	2/2.0 (-1)	1,816 (-1%)	9mo	$125,400	$69	50
439 Terrace St	0.44mi	3/2.5	1,604 (-13%)	18mo	$140,000	$87	40
1205 Dyberry Pl	0.70mi	4/2.0 (+1)	2,040 (+11%)	8mo	$295,000	$145	38
1307 Hillside Ave	0.71mi	3/1.5	1,581 (-14%)	21mo	$129,900	$82	24

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: 24.9%
• Equity multiple: 2.99×
• Total profit: $94,920
• Equity at exit: $153,149

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $277,960
• Equity at exit: $330,273

Cash invested: $47,600 (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: 66
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$331 /mo · $3,969/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $35

Break-even live

Break-even rent $1,637

Max offer price $170,000

Occupancy floor 93%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   statusdays on market $170,000 Pending 250 DOM
2. 2026-06-13
   days on market $170,000 Active 249 DOM
3. 2026-06-12
   days on market $170,000 Active 248 DOM
4. 2026-06-09
   days on market $170,000 Active 245 DOM
5. 2026-06-08
   days on market $170,000 Active 244 DOM
6. 2026-06-08
   days on market $170,000 Active 243 DOM
7. 2026-06-07
   days on market $170,000 Active 242 DOM
8. 2026-06-04
   days on market $170,000 Active 239 DOM
9. 2026-06-02
   days on market $170,000 Active 238 DOM
10. 2026-06-01
    days on market $170,000 Active 237 DOM
11. 2026-05-31
    days on market $170,000 Active 236 DOM
12. 2026-05-01
    price $170,000 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

13. 2026-04-02
    status Active 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

14. 2025-08-07
    status Pending 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

15. 2025-08-07
    price $180,000 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

16. 2025-05-08
    price $170,000 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

17. 2025-02-11
    listed $190,000 Active 445-char remark

    Show marketing remark (445 chars)

    This amazing home offers a fantastic opportunity for those looking to invest in a great location. Situated close to schools and shopping, it provides the perfect blend of convenience and community. While the home requires some work and updates, its prime location makes it a worthwhile project. With ample space for future expansion, you can create your dream home in a thriving neighborhood. Don't miss out on the potential this property holds!

18. 2021-01-27
    soldstatus $125,000
19. 1988-09-19
    soldstatus $30,000

ⓘ 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: $3,969 · $331/mo
• Projected year-2 tax: $3,969 · $331/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 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: $20,175
• − Mortgage interest: −$9,523
• − Property taxes: −$3,969
• − Insurance: −$850
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − Depreciation: −$4,945
• Taxable loss: −$2,340
• Est. tax savings @ 24.0%: +$562
• After-tax cash flow: $983/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

+466.7% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $170,000 PWMLS
• 2026-04-02 Relisted — PWMLS
• 2025-08-07 Pending — PWMLS
• 2025-08-07 Price Changed $180,000 PWMLS
• 2025-05-08 Price Changed $170,000 PWMLS
• 2025-02-11 Listed $190,000 PWMLS
• 2021-01-27 Sold (Public Records) $125,000 Public Records
• 1988-09-19 Sold (Public Records) $30,000 Public Records

Property tax history

+6.7%/yr

Latest (2026): $3,969 · +1.9% YoY. Source: county tax records.