2487 Buck Mountain Rd · Weatherly, PA 18255

$140,000

1 bd · 1.0 ba · 1,792 sqft · SingleFamily public records · 2 Days on market

Built 1938 0.45 ac lot $78/sqft · 61% below area

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A litlle TLV+C and this home can be yours. Home is 4 bedrooms 2 full bathrooms. Some work has been started but not finished. New Septic System2025 , Newer Oil Firnace. Home has one bedroom, full bathroom, oversized living room, eat in kitchen. . All on the First Floor Second Floor has 3 bedrooms, full bathroom. Full Basement iwth garage door where ytou cna get 3-4 cars deep. As-is Sale

Key facts

• 0.45 acre lot
• 2 parking spots
• Built 1938

Property features AI

Exterior

• Parking: 3 covered parking spaces; 2 open off-street parking spaces (total 2 open spaces); Total listed parking spaces: 2
• Security: Smoke detector(s)
• Utilities: Public water; Private sewer with septic tank; 150 amp electric service with circuit breakers
• Home design: Single-family house; North-facing; Front door entry; 2 stories
• Construction: Shingle siding and vinyl siding; Concrete perimeter foundation; Built as residential single-family construction
• Exterior features: Front porch; Deck; Additional exterior features: see remarks; Asphalt shingle roof; Corner, cleared and paved lot with 66 x 250 dimensions; Paved county road frontage on a public maintained road; No additional outbuildings

Interior

• Kitchen: Oven (electric); Refrigerator; Dishwasher; Water heater
• Flooring: Linoleum; Softwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Baseboard heating; Oil heating; No central cooling
• Interior features: Eat-in kitchen; Unfurnished; Full unfinished concrete basement with exterior/walk-out and walk-up access and storage space
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (26.6% below list).
• Recommended offer: $103k (26.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#1,488 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D+, crime F, amenities F.
• Weatherly Area SD (rural): math 22% / reading 48% proficiency, ranked #415 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP; 180 units permitted in Carbon County in 2024 (10 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Carbon County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,783 (26.6% 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 1938 — 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. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
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: 0.73% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 11.4

CMA / ARV

• ARV (median comp): $420,279
• List price: $140,000
• Delta: -66.69%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -26.1%
• Equity multiple: 0.12×
• Total profit: $-34,625
• Equity at exit: $20,874

10-year hold

• IRR: -22.9%
• Equity multiple: -0.16×
• Total profit: $-45,427
• Equity at exit: $12,105

Cash invested: $39,200 (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 18255

• Home prices YoY: -14.9%
• Active inventory: 19
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$208 /mo · $2,490/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $-188

Break-even live

Break-even rent $1,266

Max offer price $106,786

Occupancy floor —

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-09
   status Pending 392-char remark

   Show marketing remark (392 chars)

   A litlle TLV+C and this home can be yours. Home is 4 bedrooms 2 full bathrooms. Some work has been started but not finished. New Septic System2025 , Newer Oil Firnace. Home has one bedroom, full bathroom, oversized living room, eat in kitchen. . All on the First Floor Second Floor has 3 bedrooms, full bathroom. Full Basement iwth garage door where ytou cna get 3-4 cars deep. As-is Sale

2. 2026-05-08
   status Pending 411-char remark
3. 2026-05-06
   listed $140,000 Active 392-char remark

   Show marketing remark (392 chars)

   A litlle TLV+C and this home can be yours. Home is 4 bedrooms 2 full bathrooms. Some work has been started but not finished. New Septic System2025 , Newer Oil Firnace. Home has one bedroom, full bathroom, oversized living room, eat in kitchen. . All on the First Floor Second Floor has 3 bedrooms, full bathroom. Full Basement iwth garage door where ytou cna get 3-4 cars deep. As-is Sale

4. 2026-05-06
   listed $140,000 Active 411-char remark

   Show marketing remark (392 chars)

   A litlle TLV+C and this home can be yours. Home is 4 bedrooms 2 full bathrooms. Some work has been started but not finished. New Septic System2025 , Newer Oil Firnace. Home has one bedroom, full bathroom, oversized living room, eat in kitchen. . All on the First Floor Second Floor has 3 bedrooms, full bathroom. Full Basement iwth garage door where ytou cna get 3-4 cars deep. As-is Sale

5. 2000-12-21
   soldstatus $25,000

ⓘ 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: $2,490 · $208/mo
• Projected year-2 tax: $2,490 · $208/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,334
• − Mortgage interest: −$7,842
• − Property taxes: −$2,490
• − Insurance: −$700
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$4,073
• Taxable loss: −$4,744
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $-1,118/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: Weatherly Area SD
• NCES district ID: 4225140
• Math proficiency: 22% ▼ -33.00%
• Reading proficiency: 48% ▼ -20.00%
• Median HH income: $48,177
• Composite: 30.07/100
• National rank: #6348
• State rank: #415 of 539 in PA

Livability — Weatherly

• Score: 60/100
• State rank: #1488
• US rank: #19254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,310
• Population (ZIP): 4,310

Population outlook (Carbon County) Hauer SSP2

• Today (2025): 61,643 people
• By 2030: 59,840 · -2.9%
• By 2040: 55,413 · -10.1%
• By 2050: 50,843 · -17.5%
• By 2075: 43,326 · -29.7%
• By 2100: 37,126 · -39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 14% Polish 3% Iranian 3%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Carbon

• 2024 margin: Solid R (+34.8) · D 32.2% · R 67.0%
• 2008→2024 swing: -36.7pp toward R · 2008: 1.9pp · 2024: -34.8pp
• All cycles: 2024: R+34.8 2020: R+32.0 2016: R+34.1 2012: R+6.9 2008: D+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.36%
• Current HPI: 185.3029
• 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

+419.6% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $129,900 LCAR
• 2026-06-05 Sold (MLS) $129,900 PMAR
• 2026-05-09 Pending — LCAR
• 2026-05-08 Pending — PMAR
• 2026-05-06 Listed $140,000 LCAR
• 2026-05-06 Listed $140,000 PMAR
• 2000-12-21 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,490 · +2.2% YoY. Source: county tax records.