1316 Main St · Browndale, PA 18421

$240,000

4 bd · 1.5 ba · 2,128 sqft · MultiFamily public records · 15 Days on market

Built 1920 $113/sqft · 54% above area

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Why this score? — see what drove the B+ 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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Take a look at this absolutely beautiful 4 bedroom home tastefully decorated and very well kept. Modern kitchen with island and appliances. Family room with gas fireplace. Enclosed mudroom, 2nd floor laundry area. Privacy fenced in back yard. One car detached garage. Patio Area. Was a two family converted to single family. So much potential with additional rooms on first floor. , Baths: 1 Bath Lev 2,Modern, 2 Half Lev 1, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1411.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, Ultra Modern: Y, SqFt Fin - 2nd: 1060.00

Key facts

• Patio area
• Gas fireplace
• Enclosed mudroom

Tags

• MODERN KITCHEN
• GAS FIREPLACE
• ENCLOSED MUDROOM
• PRIVACY FENCED YARD
• PATIO AREA
• CONVERTED TO SINGLE FAMILY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $814 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Forest City Regional SD (suburban): math 34% / reading 51% proficiency, ranked #308 of 539 in PA (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $157k; list at $240k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $236,400 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.28% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.54%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $156,024
• List price: $240,000
• Delta: 53.82%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 35.0%
• Equity multiple: 3.72×
• Total profit: $182,589
• Equity at exit: $216,211

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $496,956
• Equity at exit: $466,267

Cash invested: $67,200 (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 18421

• Home prices YoY: 20.9%
• Active inventory: 53
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,077 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$258 /mo · $3,096/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $814

Break-even live

Break-even rent $2,046

Max offer price $240,000

Occupancy floor 69%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	4	2	$1,539
1× unit	4	1	$1,539
Total (2 units)			$3,077

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   listed $240,000 Active 380-char remark
2. 2021-12-01
   soldstatus $157,000
3. 2021-11-29
   soldstatus $157,000

   Show marketing remark (575 chars)

   Take a look at this absolutely beautiful 4 bedroom home tastefully decorated and very well kept. Modern kitchen with island and appliances. Family room with gas fireplace. Enclosed mudroom, 2nd floor laundry area. Privacy fenced in back yard. One car detached garage. Patio Area. Was a two family converted to single family. So much potential with additional rooms on first floor. , Baths: 1 Bath Lev 2,Modern, 2 Half Lev 1, Beds: 2+ Bed 2nd, SqFt Fin - Main: 1411.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, Ultra Modern: Y, SqFt Fin - 2nd: 1060.00

4. 2019-09-19
   listed $149,000
5. 1994-08-01
   soldstatus $27,000

ⓘ 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: $3,096 · $258/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$348/yr (+$29/mo · 11.2%)

ⓘ 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 8 d/yr ≥88°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,924
• − Mortgage interest: −$13,444
• − Property taxes: −$3,096
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,954
• − Management: −$2,954
• − Depreciation: −$6,982
• Taxable income: $6,294
• Est. tax owed @ 24.0%: −$1,511
• After-tax cash flow: $8,260/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: Forest City Regional SD
• NCES district ID: 4209930
• Math proficiency: 34% ▼ -17.00%
• Reading proficiency: 51% ▼ -11.00%
• Median HH income: $47,744
• Composite: 36.29/100
• National rank: #4701
• State rank: #308 of 539 in PA

Livability — Browndale

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

Census & demographics

• Census place: Browndale, PA
• Population (ZIP): 4,475

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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 11% Italian 3% Scotch-Irish 2%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 1% Vietnamese 1% Russian/Polish/Slavic 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: ▲ 48.80%
• Current HPI: 282.5624
• 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

+481.5% since first listed

4 events — show timeline

• 2021-12-01 Sold (Public Records) $157,000 Public Records
• 2021-11-29 Sold (MLS) $157,000 GSBR as distributed by MLS GRID
• 2019-09-19 Listed $149,000 GSBR as distributed by MLS GRID
• 1994-08-01 Sold (Public Records) $27,000 Public Records

Property tax history

+5.9%/yr

Latest (2026): $3,096 · +3.4% YoY. Source: county tax records.