1009 Buckwheat Hollow Rd · Monroe, PA 18636

$12,000

2 bd · 1.0 ba · 980 sqft · Manufactured · 14 Days on market

Built 1984 Est $12k · at est.

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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
• ARV discount +6.6/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

MOBILE HOME ONLY. MUST BE MOVED. Very Good Condition, 1984 New Haven 2 Bedroom 14' wide. MUST SEE!

Key facts

• Built 1984
• Listed 14 days

Property features AI

Finance

• Other: Zoning: Other - see remarks

Exterior

• Home design: Manufactured home (residential); One level
• Construction: Aluminum siding construction
• Exterior features: Aluminum siding; Subdivision: None; Directions: From PA-309, Beaumont Corners, turn onto Butternut Hill Rd, then left onto Buckwheat Hollow Rd — mobile home on the right

Interior

• Kitchen: Eat-in kitchen (appliances not specified)
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Window air conditioning units
• Interior features: Eat-in kitchen; Dining room fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $12k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($924 rent vs $12k).

Location & tenants

• Location reads 65/100 on livability (#1,161 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: schools D, amenities F, commute F.
• Tunkhannock Area SD (town): math 29% / reading 43% proficiency, ranked #397 of 539 in PA (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 6 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $83 of loan paydown is wiped out by about $101 of value loss. Plan a longer hold.
• Wyoming County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $12,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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?
4. 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.
5. 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.
6. 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: 7.70% ✓
• Cap rate: 71.02%
• Cash-on-cash: 231.18%
• DSCR: 11.29
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $11,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Buckwheat Hollow Rd	0.00mi	2/1.0	980 (0%)	0mo	$12,000	$12	100

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

Projected returns pro-forma

-0.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 13.03×
• Total profit: $40,424
• Equity at exit: $2,989

10-year hold

• IRR: —
• Equity multiple: 27.61×
• Total profit: $89,412
• Equity at exit: $3,218

Cash invested: $3,360 (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 18636

• Home prices YoY: -0.9%
• Active inventory: 6
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $924 medium
• Mortgage (P&I): −$63
• Tax est. 1.5%: −$15 /mo · $180/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $647

Break-even live

Break-even rent $105

Max offer price $12,000

Occupancy floor 25%

Sensitivity live

Price	-10% $656	-5% $651	+0% $647	+5% $643	+10% $639
Rent	-10% $574	-5% $611	+0% $647	+5% $684	+10% $720
Rate	-1.0pp $653	-0.5pp $650	base $647	+0.5pp $644	+1.0pp $641

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: $3,000
• Closing costs: $360
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $12,000 Active 14 DOM
2. 2026-06-01
   days on market $12,000 Active 13 DOM
3. 2026-05-31
   days on market $12,000 Active 12 DOM
4. 2026-05-30
   days on market $12,000 Active 11 DOM
5. 2026-05-19
   listed $12,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $11,092
• − Mortgage interest: −$672
• − Property taxes: −$180
• − Insurance: −$60
• − Repairs & maintenance: −$887
• − Management: −$887
• − Depreciation: −$349
• Taxable income: $8,056
• Est. tax owed @ 24.0%: −$1,933
• After-tax cash flow: $5,834/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: Tunkhannock Area SD
• NCES district ID: 4223850
• Math proficiency: 29% ▼ -9.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $51,545
• Composite: 31.27/100
• National rank: #6022
• State rank: #397 of 539 in PA

Livability — Monroe

• Score: 65/100
• State rank: #1161
• US rank: #13436

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,588

Population outlook (Wyoming County) Hauer SSP2

• Today (2025): 26,334 people
• By 2030: 25,225 · -4.2%
• By 2040: 22,707 · -13.8%
• By 2050: 20,250 · -23.1%
• By 2075: 15,192 · -42.3%
• By 2100: 10,961 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 3%
• Common ancestry: Romanian 11% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · China

Political lean MEDSL · Wyoming

• 2024 margin: Solid R (+36.8) · D 31.1% · R 67.9% · Other 1.0%
• 2008→2024 swing: -29.2pp toward R · 2008: -7.6pp · 2024: -36.8pp
• All cycles: 2024: R+36.8 2020: R+35.2 2016: R+38.7 2012: R+12.3 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.84%
• Current HPI: 88.7956
• 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

1 event — show timeline

• 2026-05-19 Listed $12,000 LCAR