28 Bruin Rd · Salem, PA 18436

$299,900

3 bd · 2.5 ba · 1,444 sqft · SingleFamily public records · 1 Days on market

Built 1983 0.37 ac lot Est $339k · 12% under $92/mo HOA · 4% of rent ↓ 12% since listing

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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).

• ARV discount +12.7/15.0
• Cash flow +10.2/30.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

THREE WISHES GRANTED: QUALITY COMFORT -- Comes FURNISHED!Lovingly maintained by the original owner, this meticulously crafted and exceptionally insulated home offers warmth, character, low maintenance and year-round enjoyment. Step inside to discover beautiful Philadelphia pine wide-plank flooring throughout the main level, complemented by rich Aspen wood half wall paneling that creates a warm mountain retreat atmosphere. The open-concept living and dining area features a brick hearth with a free standing wood stove, built-in storage throughout the home. Kitchen has abundant pine cabinetry, ceramic tile flooring, and is already plumbed for a dishwasher. One of the home's most enchanting fe

Key facts

• Brick hearth
• 0.37 acre lot
• Community pool

Tags

• ASPEN WOOD HALF WALL PANELING
• BRICK HEARTH
• FREE STANDING WOOD STOVE
• ABUNDANT PINE CABINETRY
• CERAMIC TILE FLOORING
• 12 X 12 SCREENED PORCH

Property features AI

Finance

• Financial info: Annual association fee and a one-time fee apply
• HOA & community: Homeowners association with annual dues; Association amenities include clubhouse, pool, beach access/rights, tennis courts, basketball court, playground, picnic area, park, lake access, fishing, and powered boats allowed

Exterior

• Parking: Driveway parking (unpaved); On-site off-street parking; See remarks for additional parking details
• Security: Community security (association amenity)
• Utilities: Public water; Septic tank; 200+ amp electric service; Electricity available and water connected
• Home design: Single-family house; Two levels; Residential use; Has a view (Lake Wallenpaupack)
• Construction: Vinyl siding; Asphalt roof; Crawl space with sump pump
• Exterior features: Storage; Shed(s); Workshop; Covered, wrap-around screened deck / porch

Interior

• Kitchen: Electric range; Range; Microwave; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Wood flooring; Parquet flooring; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Zoned heating; Wood stove / wood heating; Electric heating; Ceiling fans; Window air conditioning units
• Interior features: Entrance foyer; Beamed ceilings; Pantry; Built-in bookcases; Natural woodwork; Storage
• Laundry & utility: Washer and dryer (laundry located in kitchen); Dehumidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (23.3% below list).
• Recommended offer: $230k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 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.

Recommended offer $230,000 (23.3% 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. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $339,340
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Honey Bear Rd	0.18mi	3/2.0	1,296 (-10%)	11mo	$269,900	$208	63
29 Black Bear Rd	0.26mi	3/1.5	1,354 (-6%)	12mo	$255,000	$188	63
50 Bear Rock Rd	0.11mi	3/1.0	1,640 (+14%)	5mo	$190,000	$116	62
117 Pickerel Ln	0.67mi	3/2.5	1,362 (-6%)	2mo	$330,000	$242	58
141 River Rd	0.27mi	3/2.0	1,355 (-6%)	23mo	$550,000	$406	56
96 Wild Turkey Circle Cir	0.51mi	3/2.0	1,550 (+7%)	17mo	$364,000	$235	48
142 Fawnwood Cir	0.61mi	3/2.0	1,620 (+12%)	9mo	$285,625	$176	42
102 Hillcrest Dr	0.68mi	3/1.0	1,280 (-11%)	22mo	$325,000	$254	25

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

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.82×
• Total profit: $152,451
• Equity at exit: $270,174

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $457,453
• Equity at exit: $582,640

Cash invested: $83,972 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 341
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$198 /mo · $2,375/yr
• Insurance: −$125
• HOA: −$92
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-171

Break-even live

Break-even rent $2,516

Max offer price $269,765

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-86	+0% $-171	+5% $-255	+10% $-340
Rent	-10% $-352	-5% $-261	+0% $-171	+5% $-80	+10% $11
Rate	-1.0pp $-20	-0.5pp $-94	base $-171	+0.5pp $-248	+1.0pp $-327

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Dogwood Ln Lake Ariel, PA	3.0	2.0	1832	$2,300	$1.26	15d	1	0.16mi

HOA detail

• Monthly dues: $92 · $1,104/yr

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $299,900 Active 1 DOM

ⓘ 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: $2,375 · $198/mo
• Projected year-2 tax: $3,557 · $296/mo
• Expected delta: +$1,182/yr (+$98/mo · 49.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,600
• − Mortgage interest: −$16,799
• − Property taxes: −$2,375
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,104
• − Depreciation: −$8,724
• Taxable loss: −$7,318
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-291/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

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

Census & demographics

• Census place: Indian Rocks, PA
• Population (ZIP): 13,225

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 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: ▲ 47.95%
• Current HPI: 331.9645
• 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

-12.4% since first listed

2 events — show timeline

• 2026-06-20 Listed $299,900 PWMLS
• 2025-07-23 Listed $342,500 PWMLS

Property tax history

+4.0%/yr

Latest (2026): $2,375 · +3.1% YoY. Source: county tax records.