197 Route 715 · Chestnuthill, PA 18322

$145,000

2 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 78 Days on market

Built 1947 0.38 ac lot $117/sqft · 49% below area Est $283k · 49% under

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Why this score? — see what drove the C+ 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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.0/10.0
• DSCR +5.5/10.0
• Appreciation +4.8/10.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

Key facts

• 0.38 acre lot
• 2 garage spots
• Built 1947

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $136k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Pleasant Valley SD (rural): math 31% / reading 53% proficiency, ranked #297 of 539 in PA (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $346 of equity ($1k loan paydown + $-656 appreciation (-0.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $145k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.10% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.40%
• DSCR: 1.15
• GRM: 7.6

CMA / ARV

• ARV (median comp): $283,495
• List price: $145,000
• Delta: -48.85%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
197 Route 715	0.00mi	3/2.0 (+1)	1,240 (0%)	1mo	$140,000	$113	90
232 Rodenbach Ln	0.64mi	3/2.5 (+1)	1,300 (+5%)	6mo	$259,000	$199	46
2205 Route 115	0.72mi	2/2.0	1,416 (+14%)	19mo	$155,000	$109	23

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

Projected returns pro-forma

-0.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.1%
• Equity multiple: 1.00×
• Total profit: $145
• Equity at exit: $38,851

10-year hold

• IRR: 6.1%
• Equity multiple: 1.63×
• Total profit: $25,667
• Equity at exit: $44,178

Cash invested: $40,600 (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 18322

• Home prices YoY: -0.3%
• Active inventory: 15
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$328 /mo · $3,937/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $115

Break-even live

Break-even rent $1,454

Max offer price $145,000

Occupancy floor 88%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Edgewood Dr Brodheadsville, PA	2.0	1.5	880	$1,600	$1.82	44d	1	0.91mi

Listing history 8 events

1. 2026-05-07
   status Pending 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

2. 2026-04-30
   price $145,000 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

3. 2026-04-23
   status Active 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

4. 2026-03-20
   status Pending 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

5. 2026-02-18
   price $155,000 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

6. 2026-01-12
   listed $159,900 Active 1382-char remark

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

7. 2026-01-12
   soldstatus $76,000

   Show marketing remark (1382 chars)

   BACK ON THE MARKET - Don't miss out the second time around. .. This Brodheadsville single-family single story home is the kind of opportunity that doesn't come around often a blank-canvas property with the heavy lifting already stripped out and ready for someone to design it the way they want. Sitting back off rout 715, this tucked-away lot with a rear deck and driveway access to the back of the property, the home offers 2 3 bedrooms, two full bathrooms, and a partial unfinished basement, giving both investors and owner-occupants plenty of flexibility in how the space is laid out. The newer metal-constructed two-car detached garage is a huge value add, providing secure parking, workshop space, or storage that most homes in this price range simply don't have. Inside, the kitchen, copper plumbing, and some wiring have been removed, which means you're not paying to tear out someone else's outdated choices you get to start fresh and build exactly what today's buyers and homeowners want. With a dirt-floor garage ready for a concrete slab and a solid structure underneath it all, this property is ready for renovations and will make for a good flip, rental, or a handy buyer looking to create their home exactly the way they want it. If you've been waiting for a true value-add project with real upside, this is it. * * Shared well/septic per legal/deed description. * *

8. 1973-01-04
   soldstatus $12,095

ⓘ 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: $3,937 · $328/mo
• Projected year-2 tax: $3,937 · $328/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 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $19,200
• − Mortgage interest: −$8,122
• − Property taxes: −$3,937
• − Insurance: −$725
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,218
• Taxable loss: −$875
• Est. tax savings @ 24.0%: +$210
• After-tax cash flow: $1,591/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: Pleasant Valley SD
• NCES district ID: 4219290
• Math proficiency: 31% ▼ -19.00%
• Reading proficiency: 53% ▼ -15.00%
• Median HH income: $61,593
• Composite: 37.18/100
• National rank: #4476
• State rank: #297 of 539 in PA

Livability — Chestnuthill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Brodheadsville, PA
• Population (ZIP): 2,821

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 9% Black 6%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 17% Lithuanian 2% Polish 2%
• Foreign-born: 6% · Canada, China, Jamaica
• Languages at home: 85% English-only · Spanish 9% Russian/Polish/Slavic 4% Chinese 1%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.45%
• Current HPI: 166.9064
• 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

+1098.8% since first listed

8 events — show timeline

• 2026-05-07 Pending — PMAR
• 2026-04-30 Price Changed $145,000 PMAR
• 2026-04-23 Relisted — PMAR
• 2026-03-20 Pending — PMAR
• 2026-02-18 Price Changed $155,000 PMAR
• 2026-01-12 Sold (Public Records) $76,000 Public Records
• 2026-01-12 Listed $159,900 PMAR
• 1973-01-04 Sold (Public Records) $12,095 Public Records

Property tax history

+3.1%/yr

Latest (2026): $3,937 · +1.5% YoY. Source: county tax records.