1009 Buckwheat Hollow Rd

Monroe, PA 18636

$12,000D+

2 bd · 1.0 ba · 980 sqft · Built 1984 · Manufactured · Active · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $924/mo
• Mortgage (P&I): −$63
• Tax + insurance: −$20
• HOA: −$0
• Vac / Maint / Mgmt: −$194
• Net cashflow: $647/mo
• Annual: $7,768/yr
• Cap rate: 71.02%
• Cash-on-cash: 231.18%
• DSCR: 11.29
• 1% rule: 7.70%
• Cash to close: $3,360

Investor read

• This is a 2-bed/1.0-bath manufactured listed at $12k.
• 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).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Tunkhannock Stem Academy (math 17% / reading 37%, grade F, #404 of 512 statewide, top 80%, 158 students, 98% FRL); Tunkhannock Hs (math 39% / reading 47%, grade F, #222 of 437 statewide, top 51%, 890 students, 57% FRL) — zoned schools average 78% FRL vs 40% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 33 units permitted in Wyoming County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.