2310 Eagle Cv

Lake Wynonah, PA 17922

$268,000C-

4 bd · 1.5 ba · 1,568 sqft · Built 1987 · SingleFamily · Active · 12 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,200/mo
• Mortgage (P&I): −$1,405
• Tax + insurance: −$1,005
• HOA: −$153
• Vac / Maint / Mgmt: −$672
• Net cashflow: $-35/mo
• Annual: $-422/yr
• Cap rate: 6.38%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• 1% rule: 1.19%
• Cash to close: $75,040

Investor read

• This is a 4-bed/1.5-bath single-family listed at $268k.
• At list price, monthly cash flow is $-35 ($-422/yr) — negative.
• To cash-flow at today's rent, offer at most $262k (2.3% below list).
• Meets the 1% rule at list price ($3k rent vs $268k).
• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $262k (2.3% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Location reads 69/100 on livability (#857 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Schuylkill Haven Area SD (town): math 27% / reading 56% proficiency, ranked #330 of 539 in PA (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Schuylkill Haven El Ctr (math 47% / reading 67%, grade C+, #444 of 1,518 statewide, top 32%, 434 students, 53% FRL); Schuylkill Haven Ms (math 15% / reading 52%, grade F, #342 of 512 statewide, top 67%, 260 students, 50% FRL); Schuylkill Haven Shs (math 32% / reading 52%, grade F, #232 of 437 statewide, top 57%, 445 students, 41% FRL) — zoned schools average 48% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: property tax is 3.8% of price; flood insurance adds $56/mo.
• Market conditions: 54 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 169 units permitted in Schuylkill County in 2024 (0 in 5+ unit buildings).
• Schuylkill County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 2 sale attempts since 13y ago 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.
• Current owner paid $74k; list at $268k implies a 262% gain — meaningful room to come down on a strong offer.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• 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.