48 Woodlyn Acres Rd Unit 48 Woodlyn Acres Rd · White Mills, PA 18428

$259,900

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records

Built 1980 1.45 ac lot $100/mo HOA · 5% of rent

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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 +12.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

Key facts

• 1.45 acre lot
• Garage
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-48 ($-579/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (14.8% below list).
• Recommended offer: $221k (14.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#1,665 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, amenities F, commute 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: 371 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 12y 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.

Recommended offer $221,404 (14.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.85% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.7%
• Equity multiple: 2.90×
• Total profit: $138,511
• Equity at exit: $234,139

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $410,376
• Equity at exit: $504,929

Cash invested: $72,772 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,214 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$226 /mo · $2,713/yr
• Insurance: −$108
• HOA: −$100
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-48

Break-even live

Break-even rent $2,275

Max offer price $251,381

Occupancy floor 97%

Sensitivity live

Price	-10% $99	-5% $25	+0% $-48	+5% $-122	+10% $-195
Rent	-10% $-223	-5% $-136	+0% $-48	+5% $39	+10% $127
Rate	-1.0pp $83	-0.5pp $18	base $-48	+0.5pp $-116	+1.0pp $-184

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2023-11-09
   historical
2. 2022-12-02
   soldstatus $240,000
3. 2022-12-01
   soldstatus $240,000 Sold 604-char remark

   Show marketing remark (606 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

4. 2022-12-01
   soldstatus $240,000 Closed 606-char remark

   Show marketing remark (606 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

5. 2022-10-11
   status Pending 604-char remark

   Show marketing remark (604 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

6. 2022-10-03
   price $259,900 604-char remark

   Show marketing remark (606 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

7. 2022-10-03
   price $259,900 606-char remark

   Show marketing remark (606 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

8. 2022-10-03
   price $259,900

   Show marketing remark (606 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

9. 2022-08-26
   listed $269,900 Active 604-char remark

   Show marketing remark (604 chars)

   COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

10. 2022-07-15
    listed $259,900

    Show marketing remark (606 chars)

    COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

11. 2022-07-15
    listed $269,900 Active 606-char remark

    Show marketing remark (606 chars)

    COMPLETELY REMODELED BI-LEVEL - A MUST SEE - Make time to see this Renovated home in Wayne Highlands School District. Brand new Kitchen cabinets, All new appliances, Granite Countertops, All new tile and hardwood flooring and fixtures throughout and 3 bedrooms with a full bath on the main level as well as a Master Suite with full bath and remodeled shower it is beautifully tiled shower. on the lower level. Lower level master could easily be a family room. Laundry Room/half bath, Utility room and Mud room also brand new! Lovely Deck to set out and enjoy the seasons . Great for entertaining and BBQ.

12. 2016-07-12
    soldstatus $190,000
13. 2016-07-01
    soldstatus $190,000
14. 2016-01-23
    listed $189,900
15. 2015-04-23
    soldstatus $70,000
16. 2014-07-31
    listed $79,000
17. 1980-11-07
    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: $2,713 · $226/mo
• Projected year-2 tax: $3,410 · $284/mo
• Expected delta: +$697/yr (+$58/mo · 25.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 13 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: $26,568
• − Mortgage interest: −$14,558
• − Property taxes: −$2,713
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − HOA: −$1,200
• − Depreciation: −$7,561
• Taxable loss: −$5,014
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $625/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 — White Mills

• Score: 55/100
• State rank: #1665
• US rank: #23593

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 407
• Population (ZIP): 12,446

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▲ 28.60%
• Current HPI: 340.8254
• 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

+860.0% since first listed

17 events — show timeline

• 2023-11-09 Delisted — PWMLS
• 2022-12-02 Sold (Public Records) $240,000 Public Records
• 2022-12-01 Sold (MLS) $240,000 PMAR
• 2022-12-01 Sold (MLS) $240,000 GLVRMLS
• 2022-10-11 Pending — GLVRMLS
• 2022-10-03 Price Changed $259,900 GLVRMLS
• 2022-10-03 Price Changed $259,900 PMAR
• 2022-10-03 Price Changed $259,900 PWMLS
• 2022-08-26 Listed $269,900 GLVRMLS
• 2022-07-15 Listed $269,900 PMAR
• 2022-07-15 Listed $259,900 PWMLS
• 2016-07-12 Sold (Public Records) $190,000 Public Records
• 2016-07-01 Sold (MLS) $190,000 PWMLS
• 2016-01-23 Listed $189,900 PWMLS
• 2015-04-23 Sold (MLS) $70,000 PWMLS
• 2014-07-31 Listed $79,000 PWMLS
• 1980-11-07 Sold (Public Records) $25,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $2,713 · +2.6% YoY. Source: county tax records.